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MLP1999-00006 /v1I-Picicrit-- O000 (0 • CITY OF TIGARD • Community Development • Shaping A Better Community :fr:°A,, :.$w°:c ;.HIs ,N,F fi.•: s *.,e3s+iY';ly^"F?e�Z:... _-Y•";.«.. ',"< • =;y;, ;S$': 'rye t• :. :.z,.s;' .{``•' -"3;`ya LAND USE PROPOSAL,DESC RIPTLON "i' :5.`;,.:3,5,3s'F:'t'aXz";.°"•.;,�y.r.rS. 120 DAYS-10/29/1999 FILE NO: MINOR LAND PARTITION IMLPI 1999-00006 VARIANCE WART 1999-00015 FILE TITLE: LUNDMARK PARTITION &VARIANCE APPLICANT: Corbin Shays OWNER: Albert and Elizabeth Lundmark Urban Visions . Lundmark Homes 2123 SE 12th Avenue 3381 Couer D'Alene Drive Portland, OR 97214 West Linn, OR 97068 (503) 797-9567 (503) 655-8004 REQUEST: Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex,to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12 APPLICABLE Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 REVIEW (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and CRITERIA: Circulation);18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS SENT:July 13, 1999 Due: July 27, 1999 X STAFF DECISION DATE OF DECISION: HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 1:30 PM_ CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM_ COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP X LANDSCAPE PLAN X NARRATIVE X SITE PLAN X TREE PLAN ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT OTHER STAFF CONTACT: Mark J. Roberts. Associate Planner (503) 639-4171 Ext. 317 MLP 1999-00006NAR 1999-00015 LUNDMARK PARTITION&VARIANCE LAND USE PROPOSAL A S • • ... �, NOTICE OF TYPE II DECISION � # " j A A `t= IAiNDPARTITr ION iMP .1999000 06 ( CITY OF TIGARD!. x Colmii uluty�eCf0 t r LUNDMARK PARTITION p l7LgfeterCo.PmurahJ , 120 DAYS = 10/29/99 SECTION I. APPLICATION SUMMARY FILE NAME: LUNDMARK PARTITION CASE NOS: Minor Land Partition MLP1999-00006 Variance VAR1999-00015 PROPOSAL: Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single-family units on separate lots. APPLICANT: Corbin Shays OWNER: Albert and Elizabeth Lundmark Urban Visions Lundmark Homes 2123 SE 12th Avenue 3381 Couer D'Alene Drive Portland, OR 97214 West Linn, OR 97068 ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full"range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9277 SW Locust Street; WCTM 1S1 26DC, Tax Lot 6600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745 and 18.765 and 18.795. SECTION II. DECISION .Notice is'hereby" iven=that:t o,,,0 y of Tigard;Communi Development'Director's^`.designlee Y9. .. _ , tY 9 tY , , _ P .�° 9, has APPROVED the'above request subject:Lto,certain condition"s.: Y The?findings'and conclusions.on;which:the djecision is,based are noted in Section ._,y.w,.;»H.,.,, ,.. „i.. ,.7✓.., t;:3)- °,,...w,,, .,, a nw. :3,e „%%:u2 F.s.w. ..3..Z.,.A.. NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 1 OF 8 •1. • . . CONDITION OF APPROVAL PRIOR:TO,THE RECORDING OF THE PARTITION THE'FOLLOWING�CONDITION : '' f.r;'axu%aa°Jia ffi+ A ha..Su.,, •.i, Z 5`.'...-- .Yx _,,, ffi" SHALLBE SATISFIED:,f'UNLESS OTHERWISE NOTED,THE'STAFF CONTACT=SHALL BE MARK;J�°ROEERTS IN THE PLANNING DIVISION=AT 503-639-.4171=� - ` 't' 1. Prior to recording, a Partition Plat survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Engineering Department. The survey map shall include all access and utility easements. � r - - a,.. ,«.,x:;& .mss. s,.' ys c,y- £ i � ,, s,P'-"r'a,. � -- £ b -• .'i •^g ^s f � sue;, �p„p •n , az. r - r' T HIS APPROVAL-SHALL�•BE-VALID.F.OR,18 MONTHS 'c=i {;' ;_.` FROM-THE.EFFECTIVE DATE OF THISfDECISION "'t5= ::=A„ --t '•" IsIN ADDITION THEIAPPLICANT SHOULD BE°AWARE OF TK£;7'_, ,: ` 1: FOLLOWING_SECTIONS OF THE'COMMUNITY DEVELOPMENT CODE; s°.., !'";1,, ITHIS`IS NOTAN EXCLUSIVE,LIST } ;}1, 18.430.080 Improvement Agreement: Before approved construction plans are issued by the City, the Applicant (subdivider) shall: • Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and • Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the applicant. • The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions ' therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the applicant shall file with the agreement an assurance of performance supported by one (1) of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; • A surety bond executed by a surety company authorized to transact business in the State of Oregon'which remains in force until the surety company is notified by the City in writing that ft may be terminated; or • Cash. The applicant shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 2 OF 8 • • 18.810.150 Installations Prerequisite/Permit Fee: No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, the permit fee paid and permit issued. • 18.810.180 Notice to City Required: • Work shall not begin until the City has been notified in advance. • If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification Required: The applicant's engineer shall provide written certification of a form provided by the City, that all improvements, workmanship and materials are in accordance with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the public works improvements, or any portion thereof for operation and maintenance. ';:;�°,, ' 1 THIAAPPROVAL ISJVALID IFi?EXEROISED.IMTHIN�EIGHTEEN 18 a<'ry, .�w� :��:��_ ��. � .� .:mac_ ._�,.��.�. _�,,.�, :-� '': MQNTHSOF THE EFFECTIVE;DATE:OF3THIS`DJECISI�ON NOTED UNDER=s `;• � THE PROCESS;ARP APPEAL;SEGTIONOF THIS;REPORT. SECTION III. BACKGROUND INFORMATION Property History: The subject property is located within the City of Tigard. The parcel was created through a previous partition in 1996 (MLP 96-0014). The subject property is designated Medium Density Residential on the Tigard Comprehensive Plan and zoned R-12. A pre-application conference regarding this proposal was held on April 6, 1999. Site Information and Proposal Descriptions The subject property is approximately 7,587 square feet in size. The site has access to SW Locust Street via a 15-foot private access driveway that fronts the lot. The property is currently developed with a duplex residence, built to meet the single-family attached dwelling standards of the Uniform Building Code. The owner is proposing a two-parcel partition as indicated on the proposed partition plat. Parcel #1 would be 3,692 square feet and Parcel #2 would be 3,895 square feet. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL APPROVAL CRITERIA: Section 18.162.040 requires that.a request to partition land shall meet all of the following criteria: NOTICE OF DECISION MLP 1999-00006 -LUNDMARK PARTITION PAGE 3 OF 8 • The proposal conforms with the City's Comprehensive Plan. The City of Tigard Comprehensive Plan Map designates the subject property for Medium Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will continue to allow for residential development at or near the intended density of 12 units per net acre (3,050 square feet per unit). Therefore, this criterion is met. The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are, or will be conditioned to be, available to serve the proposal and will be constructed to meet City standards. Therefore, this criterion is met. • All proposed lots conform to the size and dimensional requirements of this title. The specific dimensional requirements of the underlying zone are discussed in detail later in this report. Based on the analysis provided therein, it is found that both proposed lots conform, or will be conditioned to conform, with the applicable dimensional standards. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed later in this decision. Improvements will be reviewed as part of permit process and during construction, at which time, the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this report, it is found that this criterion is met, or will be met as conditioned. SPECIAL PROVISIONS: Section 18.162.050 contains the following special provisions for lots created through the Partition Process: Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. There is no minimum lot width requirement in the R-12 zoning district and both proposed parcels are currently developed; therefore, this criterion does not apply. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. The minimum single-family lot area in the R-12 zoning district is 3,050 square feet. The -applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 3,692 square feet and Parcel 2 will have an area of approximately 3,895 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and this criterion is met. NOTICE OF DECISION MLP 1999-00006 -LUNDMARK PARTITION PAGE 4 OF 8 • . Lot Frontage: Each lot created through the partition process shall front a public 'right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. The subject property has frontage on a 15-foot-wide within a 25-foot access driveway easement to SW Locust Street. Both proposed parcels have legal access over the driveway tract. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 48 feet and 35 feet respectively of frontage on the private driveway. Both proposed parcels, therefore, exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units in the R-12 zoning district for single-family attached units are 15 feet, 5 feet, and 15 feet respectively. The existing structure will remain as two, single-family attached dwellings. The Preliminary Partition Plat indicates that both dwellings will maintain a 20-foot setback at the front yard (facing the private driveway) and over 20 feet in both side yards. However, the structure is only set back 5 feet from the west property line — this was originally the approved side yard. The west property line will clearly be the rear of the proposed parcels and, therefore, a variance is necessary to recognize the existing built condition as legal. The variance approval criteria are addressed later in this report. With the exception of the rear yard setback, Staff finds that proposed Parcels 1 and 2 meet the applicable setback standards outright. The rear yard setback is considered later under the variance approval standards. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and their comments are included l?ter in this report. Since the structure is already built, it is unlikely that additional fire protection requirements apply. However, it's the applicant's responsibility to verify that any additional building permit requirements are satisfied. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the Preliminary Plat, each proposed parcel will have existing legal access via ownership and easements to SW Locust Avenue. Therefore, this criterion has been satisfied. NOTICE OF DECISION MLP 1999-00006 -LUNDMARK PARTITION PAGE 5 OF 8 • Accessway: Any accessway shall comply with the standards set forth in Chapter 18.705; Access, Egress, and Circulation. This chapter requires that single-family dwellings have access to a public or private street. As noted earlier in this decision, both proposed parcels will have access to SW Locust Street via an approved private driveway. Therefore, this criterion is satisfied. Floodplain: Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. Variance: Section 18.370.C.2 states that the Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed parcels are already developed with a two-family structure. The proposed partition will create two lots where now there is one and convert the structure to two attached single family dwellings. This residential development is in full compliance with the purposes of this title. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The special circumstance that exists is that the existing structure and setbacks were previously approved. By partitioning the lot, a determination that the west property line is the side yard can no longer be made. This would, in effect, mean that the proposed parcels would be double flag lots. The 5-foot yard must, therefore, be the rear yard; however, because the structure is already in place, it is impossible to meet the 15-foot rear yard standard. This is a unique situation that is not applicable to other properties in this area. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed residential use is permitted in the underlying R-12 zone. Approval of a setback variance will not affect the proposed land use. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would. occur if the development were developed as specified in the title; and This partition will not affect natural landforms or parks, with or without approval of a building setback variance. NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 6 OF 8 • • The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. If a hardship exists, it relates to the way the City determines which yard is which on lots that do not front a public street but gain access from a private driveway. At the time the original existing structure was approved, it was determined that the lot was a flag lot and that the front yard was the one facing SW Locust Street (the south-facing yard). The west yard was, therefore, the side yard. Now that the lot is proposed to be re-divided, the front yard of the proposed parcels must be the yard facing the private driveway. This would create a non-conforming rear yard without approval of a variance. Since nothing about the physical appearance of the structure will change, Staff feels that there is a hardship and that a Variance is justified. FINDING: Based on the analysis above, Staff finds that the Variance criteria are satisfied and that the rear yard setback of the proposed Parcel 1 and Parcel 2 is hereby reduced from 15 feet, as required in the underlying R-12 zone, to 5 feet. SECTION V. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed this proposal and offered no comments or objections because the site is already developed and fully served by public facilities. The City of Tigard Building Division has reviewed the proposal and offered comments that are on file with the City. SECTION VI.AGENCY COMMENTS • Unified Sewerage Agency has reviewed the proposal and offered no comments or objections. GTE has reviewed this proposal and offered no comments or objections. Portland General Electric has reviewed this proposal and offered no comments or objections. Tualatin Valley Fire &.Rescue, NW Natural Gas and TCI Cablevision have had the opportunity to review the,proposal and have offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies • NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 7 OF 8 • Final Decision: THIS DECISION IS FINAL ON JULY 30, 1999 AND BECOMES EFFECTIVE ON AUGUST 14, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. L THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 13, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. I ; July 29. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner 0.111,11P - July 29. 1999 AP ROVED BY: Richard :e sdorff DATE Planning Ma ager is\cu rp I n\mj r\m l p\m 1 p 9 9-06.d ec NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 8 OF 8 . [ • a�Y a 1 •41:1 • • 46 SSE , 0 75.30' EL,m n/I I 1 \--a,m,, # PARCEL 1 I __ ( CI AREA 3,692 S F TV I - - \ I I --I �-25 00'ACCESS& J + UTILITY EASEMENT /__ —5.0,- / ]STORY 15.C' ROMHOUSE Z 1.. N ILI N —— )5.2.7' ----,„__—F,..-- PROPOSED DRIVEWAY w Pf I APPROXIMATE LOCATION . D I _i B - > a 1.e.-TYPE'C BUFFER Q Q 2, I 1 , N t, PARCEL 2 I - --------- .-- — Z .. . u AREA 3,895 S.F. I Fa 1 56.55' ' EL 0. \ w \ a w Um• 2 Sj I I 3 S�F SINGLE O FAMILY I MOU$ . _..I . --25 00'ACCESS& I LIP EASEMENT T IE I- Is -- _.—_ L_.1_- ._. U 1 • • LOCUST STREET • SITE PLAN I MLP 1.999-00006 LUNDMARK VAR 1999-00015 PARTITION & EXHIBIT MAP. VARIANCE (map is not to scale) • I I I I J I I I I I CITY of TIGARD - BORDERS ST GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP J k,__, • . 1 7 LEHMANN ST MLP 1999-00006 -- — VAR 1999-00015 � SUBJECT - LUNDMARK SITE CORAL ST • Ili PARTITION & VARIANCE NV!' 1 LOCUST ST __________ • %iiiiiiir ailliiiwilill. I \ 111 111 II 0 OM 11111111111.111111" ' . . nig w iii MAPLELEAF ST >. ill• Q. Sim v )114111r . Cr pli 011111 xF_ .• A . II MIIIII ��o i NI ,,,. ' ST N . o 100 200 300 400 500 Feet OAK / \ ,=378 feet 2 • A./ . City of Tigard V PINE ST Information on this map is for general location only and . • should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 http:/iwww.ci.tigard.or.us �— Plot date:Jul 11, 1999;CAmaglctiMAGIC03.APR Community Development NOTICE TO MORTGAGEE, LIENHC/14 ER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES 1 nAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMr�iXY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATIONL°',u MINOR LAND PARTITION CITY OF TIGARD Community DeveCapment Shaping A Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: July 13, 1999 • FILE NUMBER/NAME: MINOR LAND PARTITION (MLP) 1999-00006 VARIANCE (VAR) 1999-00015 LUNDMARK PARTITION &VARIANCE • PROPOSAL: Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation);18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). LOCATION: . 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON July 27. 1999. All comments should be directed to Mark J. Roberts. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basir an appeal to the Tigard Planning emission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at. the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." eunucna ST "-.....- . _ ,�Ilr""■� VICINITY MAP • w'ill ■ LEHMANN MLP 1999-00006 �,11ri�1���= VAR 1999-00015 . _ W•S TEJECT 7 LUNDMARK ST 1,���`°�� e5�� PARTITION& VARIANCE 1111111111 NM LOCVST ST • L I F • VIII 014 ST/ J J J / / . � City of Tigard PINE ST I•'I I • UE5T F cj,,*vi&vis • • REQUEST FOR COMMENTS CITY IGARD Community(Development Shaping Better Community DATE: July 13,1999 TO: Julia Huffman,USA/SWM Program JUL 4 1 1999 11!II FROM: City of Tigard Planning Division LPY STAFF CONTACT: Mark J.Roberts,Associate Planner Ix 3111 °-----� Phone: (503)639-4171/Fax: (503)684-7291 A7/17/oioiviaioforo�oroioioio 527/4 oioioioror oioioioivio/oroioio4oioioioioio 747/.7/oioio idroi747/.0oioio�oio/oioro/oi oioioi oioi oiv ioiwiooiovi47ioioivioioioioivioi 474747/ofoiooioroioioiwrarvio 9%.0/4/1 MINOR LAND PARTITION(MLPI 1999-00006NARIANCE IVARI 1999-00015 0 00 ➢ LUNDMARK PARTITION &VARIANCE Q 0 rsiis�rrn.rrn//>rn,/>/rrrn/s/rsA/f.non/�iis6///%n4sA%lrsrrY/rris/nr�ris.rl//>/r7.n/1r>/rs/sr�s,/�/s7A rArl�lrr�srrrr>/.n/r./lr/�r..srr>/.nr>/rrs/.///ni 4r�rrY/nrrrrrr�rorirrrf�/!/�f/ifrnrr�nr✓s//�i/7/r1�.>/srrr7/Jrrsis.n4s�>/s>�r/fss/.� Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to,the enclosed letter. Written comments provided below: (BCease provide the fogowing information)Name of Person's)Commenting: • �! . v g l ari, Phone Number's): •; . ., • • urir UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM JUL 2 8 '1999 CITY OF TIGARD DATE: July 27, 1999 TO: Mark J. Roberts, City of Tigard FROM: Julia Huffinan, USA JQ SUBJECT: Lundmark Partition &Variance, MLP 1999-00006, VAR 1999-00015 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY • Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 • gE��i�E • ANNft 7• July 26, 1999 JUG 2e 1999 Robert Heffler 9260 SW Coral St Tigard, OR 97223 Re: Minor land partition (MLP) 1999-00006 Variance (Var) 1999-00015 Dear Mark J. Roberts I would like to respond to your letter. Where my house is located I already have trouble with flooding in my back yard. With the expansion of homes located behind my house, my concern is even more drastic flooding on my property. If more homes are built there should be a more effective solution to avoid an overflow of water onto my property and others. My back yard is lower than the drainage ditch in the front of my house. Having clay soil, I can't install drywalls with this type of soil. My concern is I will have many more problems when winter comes around than I do now. I would like this issue of the drainage to be looked at, because I know there will be problems. I would like to bypass that situation if at all possible. My house is located on Coral, and the new expansion is located on Locust. I have lived in this neighborhood for nearly 30 years and would like my concern looked at. Even though new homes are a great new begining for others, you can not neglect the people who have lived and serviced in this community since it started. Sincerely, Robert Heffler /140/ 1 • 4;0)1( WQq-(9:J( ' Ni- ct L--;--Nr\g/V4( � I • • A REQUEST FOR COMMENTS C.OFTIGARD Community cDeveCopment Shaping Better Community DATE: July 13,1999 TO: Lori Dorney,US West Communications Engineering FROM: City of Tigard Planning Division STAFF CONTACT: Mark J.Roberts,Associate Planner Ix 317) Phone: (503)639-4171/Fax: (503)684-7291 r7/O/O/O/P/P/P/P/O/O/O/4/O/!!/P/P/P/.p/.t7/O/O/O/.7/O/O/.O/O/O/O/O/O/O/O/P/A/P/P/4 747/O/67/O/O/O/O/O/O/O/O/p/O/.0/.• 7..p/P/O/O/4'7 4747/O/O/O/O/O/O/.0/P/4V/7/O/O/O/,O/O/O/O/O/P/4 7 70 7O/O/O/O/4/O/4/.0/P/P/P/.O/P/.t7/0; MINOR LAND PARTITION (MLPI 1999-00006NARIANCE WAR)1999-00015 0 ➢ LUNDMARK PARTITION &VARIANCE Q Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: x We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: • y �► (Please provide the fofowing information)Name of Persons)Commenting: Phone Number(s): -kNcSc\ I • • Bn� REQUEST FOR COMMENTS C. ` A IGARD Community Deve(opment Shaping Better Community DATE: July 13,1999 TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mark J.Roberts,Associate Planner(x 311) Phone: [5031639-4171/Fax: 15031684-7291 r7 4 7.4% 7/O/4/P/47/07. 7/O/.p/O/P/.747/O/O/O/O/P/.0 7 Z07.74 72 7/O/.O/P/4/P/P/0/P/O/O/O/O/.04 7/C 74 7/.P/O/P/O/A/P/07 47..p/O/!J/O/O/A/67/67/O/O/O/.O/O/P/67/.O/4/O/4/A/4 7/•P/O/O/O/P/A/.p/O/O/P/O/P417, 77O/O/O/O/7/47/67/O? o MINOR LAND PARTITION(MLR 1999-00006/VARIANCE MAR]1999-00015 ➢ LUNDMARK PARTITION &VARIANCE Q Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓ We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: yr/ /SrA — , .c 1P1/7001 A/ . ef' • 1 (Pfrase provide the folrowing information)Name of Persontsl Commenting: friji AA �.t�0 I Phone Number[sl: 146— I • • • kt,A REQUEST FOR COMMENTS C. TtOARD Community Development Shaping Better Community DATE: July 13,1999 TO: Elaine Self,GTE RECEIVED PLANNING FROM: City of Tigard Planning Division JUL L 1,6 1999 STAFF CONTACT: Mark).Roberts,Associate Planner[x 3111 CITY OF TIGARD Phone: [5031639-4171/Fax: [503)684-7297 V/0/07074 V.:77. 7o7o�v4o7.07oo/0707.0�o7o X47/o/o/o/v/0707G7L 7/.:74:74:774 V.M7/o/.74C•47, 74747/o/o/47/070/oho/o/o/174 07000/.oho/o/o/o/o/oho/o7orv4a474o4o/o/07. 27o:0�o%A MINOR LAND PARTITION(MLR 1999-00006NARIANCE MAR)1999-00015 o ➢ LUNDMARK PARTITION &VARIANCE Q o 8 0 �iisosa-iii�iii�o�i�i�hi.�irnr-'ir�irsiz.-�ivi�i�osuioiirsir>i i�rn�ir�ir�.rii irn����ioir�irii�irsirnisi��i i�ir�irsir�i i�mi i�ivioiririirnz�i i�i�i�ir�irsirsiisn-»rn�ir�i�ir�irsiz.•s��ioiisirsirnzmis��iia Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If YOU are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Pi • 'Ne) (./( fer_ IL.. (cPThase provide the fo(rowing information)Name of Person(s)Commenting: 4,2__L„. ..f2 ;. / • Phone Number[sl: &3q— 7,3 ' • � .11.11" REQUEST FOR COMMENTS CI OF TIGARD Community Development Shaping Better Community DATE:. lull 13,1999 TO: Brian Moore,PCE Service Design Consultant RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 2 0 1999 STAFF CONTACT: Mark 1.Roberts,Associate Planner Ix 3171 CITY OF TIGARD Phone: [503)639-4111/Fax: [503)684-7297 P/O/O/O/O/4/O/4//V.47/P/O/O/O/O/O/O/P/P/67/4 7/A/.P/4/O/p/O/O/O/O/O/O/4/4/P/O/P/P/O/O/O/O/O/O/O/O/O/O/P/O/P/P/p/P/P/O/O/O/O/O/O/O/P/P/P/P/P/O/O/O/l9/O/O/O/4/4/O/O/O/O/O/O/O/O/4/O/O/4/4/67/d/.6/O/O/O/O/O/4i1 MINOR LAND PARTITION[MLPI 1999-00006/VARIANCE WART 1999-00015 0 LUNDMARK PARTITION &VARIANCE o Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: v (Please provide the foffowing information)Name of Person(s)Commenting: L2 3 1P .a Phone Numbertsi: S-7O CX, JUL-19-99 MON 15: 19 P. 01 0 . I!�'4 11°I �I�I' 44 11, 1 '''I EST Fo I�"''l 6 iii[ EN : `-0,,k CITY OF 71GARD Commuhity O6'ue&7FInl'ht VIII"" �9�''I "^ � Shaping,4 Better comrirvnity d U 1 p )f7 1 . R: p�dpl� Ga Ni .i pp H r I i�pQ�y �p� 'I�igil 3 l�i!111 n l „1 ii 4 IIi:i' V10 1hV {TI'���°TB rriTni ' 1 Isl,0110: tk, ,'ill 'Il,1 d' `I 'k u •l°�ll i ,pn 1 Sf wF C,HHv 11r: Mall I 9iie I,.l„ 4sseeinte Primer. 319;t Kilda: ll,9 9.41 /EM Mal 6844297 ', • .. '' .....',a+d dr,e.a m'►Tf,n:rw:to v R. . , r III dl1 1II i II,I 111 111 III !+;,1 Ill I. 1 114 d II,VIII I,I� If.;.(II , ' 4 �,Py0011 6 �cE(11A111 11999-60915 i.1 " �� 0 w l i 11.:�, t! w l i t , �+��I� i u I ' . I�tf:R ,14,4 iv, d'YLy �'_�L� +.. •• uwirw • ,u; .,r n Minor L 1(,1 l;; � iii 9.r, p� . .i t r .; R,' I�I S'4 W" `4. r '''" he app iCant proposes to divide one 7,587 square parcel ihto'one 6,692 squ a fooi parse and one 3,895 square foot parcel. A variance P ariance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust' Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation) �� � � �n gk 18.765 (Off Street Parking); 18.795 (Visual Areas)* (StrO trari i ti Wnp ovemert Standards). Attached are the a ,I`'''slt0,VlCllliIti 1i'I��''au'end , .aI, ears rs Slate,,Ibt for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, W.E„NeFd YO,IJ13,.,Q !MMEN.T ,.,BACK_BY: II®I'LY 2,1,!E)99, You may use the space provided below or attach a separate !utter to return your comments. KIN Ire @9imetille to r=_stwiliI hype above��te, please phone the staff contact noted above with your cornrrlertts and confirm your comments in writing CIS soon as possible. 1f you have any questions, contact the Tigard PIanriing,, ?iyi ipn, 1312 SW Hall Boulevard, Tigard, OR 97223, W $=-We have reviewed the propo0 gpdI 4yiis po ob1ections to it. __. Please contact _-- .,._...,__! - __..._. _..,_._ of our office. Please r;� et p the enclosed letter. — – -----� - Writtn,, FQam!ernt ,provided below: • Om pro•ridi,tfie folrowing in/ivittatiolt)112110Q of Perna],go t til P;1 �1B• - - ] A [ 91t `r its 4.,. ,4"41 8;t ,... , • • A� • orl REQUEST FOR COMMENTS CITY OF TIGARD Community(DeveCopment Shaping Better Community DATE: July 13,1999 TO: John Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 141999 STAFF CONTACT: Mark J.Roberts,Associate Planner[x 3111 CITY OF TIGARD Phone: 15031639-4171/Fax: 15031684-1297 7/4 7/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/07.7. e 7/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/67/O/O/O/O/O/O/A/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/. 7/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/0V MINOR LAND PARTITION (MLR 1999-00006NARIANCE[VAR)1999-00015 o LUNDMARK PARTITION &VARIANCE Q °0 Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CA THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: / 4111 v / b. ((Please provitfe the focfowing information)Name of Persons)Commenting: Phone Numberlsl: • • ijt`'�`�I��J REQUEST FOR COMMENTS CITY OF TIGARD Community(DeveCopment Shaping A Better Community DATE: July 13,1999 TO: Acting Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 1 4 1999 STAFF CONTACT: Mark J.Roberts,Associate Planner[x 3111 CITY OF TIGARD Phone: [5031639-4111/Fax: [5031684-1291 '',,/O/O/4/P/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/7/P/O/67/P/P/P/67/P/O/O/O/O/O/O/O/O/O/O/04 02 7/O/O/O/O/O/4/O/O/O/O/O/O/O/O/O/O/O/O/p/P/47/P/p/O/P/P/O/O/O/O/O/O/O/O/O/O/O/O/O/O/4/P/O/P704:741/O/p/O/O/O/O/O/O/O/.0 V MINOR LAND PARTITION IMLPI 1999-00006NARIANCE IVARI 1999-00015 LUNDMARK PARTITION &VARIANCE Q o '/}n/1//7/sioosmousos/sososizr7 U7?rAimrr/f.>i'>ryli//f.7 A.7:>/�la>/.7 Ln/f/rnALnrn/7///�cnr7L7/,nozni//n{'s/�/ni7rnls�os✓l//7ms,nn.>L/l�Anzn7f,nC1T/,/7/o/lsirfirfisrf�i7r 7�sasLrso>�.717/7L/7/l7/rnr74L/7r>�///� Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal a_nd have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: I� -I' jJ►DE A FuzE 'oar 40 -rw,ax-r- -rtIrs AllI .trnun>\ 1,IST7 c -td+y` 4t-'- Pora,J-104S S The r-CA2: 'lig tS W t i14i i 5' 2.) 17SZ4ue uJPAA St-49 y ew ,Jor be 24, F2e t Td,y 7-v 4 (BCease provide the fothowing information)Name of Persons]Commenting: I I Phone Number's]: • • REQUEST FOR COMMENTS CI OF IIGARD Community(Development Shaping Better Community DATE: July 13,1999 • TO: lim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 1 3 1999 STAFF CONTACT: Mark!.Roberts,Associate Planner Ix 3171 CITY OF TIGARD Phone: [5031639-4171/Fax: [5031684-1291 17/O/O/P/P/O/A/O/47/4/O/.P/A/.C/O/O/O/.0/O/P/.P/A/67/O/O/O/4/O/P/P/67/O/O/O/O/O/4/P/P/A/O/O/O/O/O/P/P/4.7474074:(O/O/O/O.4740 p/.O/O/O/O/O/O/O/O/67/O/y/O/O/O/4/O/P/O/O/O/4/pYP/4/47/O/O/O/O/O/O/A/A/47/O/040/0/A/01, MINOR LAND PARTITION IMLPI 1999-00006NARIANCE[VAR]1999-00015 0 ➢ LUNDMARK PARTITION &VARIANCE Q ° Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 27,1999. You may use the space provided below or attach a separate letter to return your comments. Um are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. / Please refer to the enclosed letter. J Written comments provided below: e{eJ‘ 4N ■ 0AevI tc6 Dtt- dot dF oVoi ,vwo. (.Uoff- s*' \ ∎ky,vv 0,144t w4 .co ,t \0c9 ugo, to A (BCease provide the following information)Name of Persons)Commenting: ..1.)0\ I Phone Number[sl: aacb. RNJNIM& S€cswrA1y M4TRI4LS • •• • AFFIDAVIT OF MAILING zpv CITY OFTIGARD Community Development Shaping Better Community STAr1L of OREGON ) County of Washington )ss. City of Tigard ) • • I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR:. ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: MLPI999-00006/LUNDMARK PARTITION &VARIANCE ❑ AMENDED NOTICE (File NoJName Reference) Q City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: • i ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council • • ❑ NOTICE OF FINAL ORDER NO. FOR:Ci AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council • U NOTICE OF: (Type/Kind of Notice) FOR: I (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marke. hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B" on the.30th day of I. '9, an de.osited in the United States Mail on the 30th day of July,1999, postage prepaid ave, • Jr Subscribed and sworn/affirmed befo I e on the �' 'y of - ��11�� , 199, OFFICIAL SEAL DIANE M JELDERKS H i I'Y'P gal OR GUN NOTARY PUBLIC-OREGON COMMISSION NO.326578 My Commission Expires: ?/74C63 MY COMMISSION EXPIRES SEPT.07,2003 • • • EXHIBIT A NOTICE OF TYPE"II DECISION MINOR LAND PARTITION;[MLPI 1999-00006 CITY OF TIGARD Community Development, � :, LUNDMARN PARTITION Shnping;ABetter�ommunity 120 DAYS = 10/29/99 SECTION I. APPLICATION SUMMARY FILE NAME: LUNDMARK PARTITION CASE NOS: Minor Land Partition MLP1999-00006 Variance VAR1999-00015 PROPOSAL: Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single-family units on separate lots. • APPLICANT: Corbin Shays OWNER: Albert and Elizabeth Lundmark Urban Visions Lundmark Homes 2123 SE 12th Avenue 3381 Couer D'Alene Drive Portland, OR 97214 West Linn, OR 97068 ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9277 SW Locust Street; WCTM 1S1 26DC, Tax Lot 6600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745 and 18.765 and 18.795. SECTION II. DECISION Notice is,hereby given that=;the City of Tigard'kCommunity Development Director's'designee :;has-APPROVED 'the-above-request•'subject-to pertain,conditions:.> The findings andconclusions on which thedecision is.based;are.noted'in Section IV: NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 1 OF 8 • • CONDITION OF APPROVAL ,,,,PRIOR TO THEeRECORDING OF THE`PARTITION,"THE FOLLOWING CONDITION SHALL-BE.SATISFIED: luNLESS OTHERWISE NOTED,THE STAFF CONTACT SHALL BE ' MARK J. ROBERTS IN THE PLANNING DIVISION'AT 503.639=4171:; 1. Prior to recording, a Partition Plat survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Engineering Department. The survey map shall include all access and utility easements. .. THIS APPROVAL SHALL BE VALID .18 MONTHS 95 = FROM THE EFFECTIVE DATE OFxTHIS DECISION. IN ADDITION THE APPLICANT SHOULD'BE`AWARE'OF HE'` FOLLOWING SECTIONS Of THE COMMUNITY DEVELOPMENT CODE, `. 1 THISrIS NOTTAN EXCLUSIVE LIST: a 18.430.080 Improvement Agreement: Before approved construction plans are issued by the City, the Applicant (subdivider) shall: ♦ Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and ♦ Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the applicant. ♦ The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions • therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the applicant shall file with the agreement an assurance of performance supported by one (1) of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; ♦ A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that ft may be terminated; or • Cash. The applicant shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. NOTICE OF DECISION MLP 1999-00006 • LUNDMARK PARTITION PAGE 2 OF 8 • • 18.810.150 Installations Prerequisite/Permit Fee: No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, the permit fee paid and permit issued. 18.810.180 Notice to City Required: ♦ Work shall not begin until the City has been notified in advance. ♦ If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification Required: The applicant's engineer shall provide written certification of a form provided by the City, that all improvements, workmanship and materials are in accordance with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the public works improvements, or any portion thereof for operation and maintenance. ! ;.. - TOO APPROVAL=IS VALIC9F EXERCISED'WI,THIN EIGHTEEN"(1�8), MONTHS OF THEEFFECTIVE`DATE OF THIS:'DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS REPORT: SECTION III. BACKGROUND INFORMATION Property History: The subject property is located within the City of Tigard. The parcel was created through a previous partition in 1996 (MLP 96-0014). The subject property is designated Medium Density Residential on the Tigard Comprehensive Plan and zoned R-12. A pre-application conference regarding this proposal was held on April 6, 1999: Site Information and Proposal Descriptions The subject property is approximately 7,587 square feet in size. The site has access to SW Locust Street via a 15-foot private access driveway that fronts the lot. The property is currently developed with a duplex residence, built to meet the single-family attached dwelling standards of the Uniform Building Code. The owner is proposing a two-parcel partition as indicated on the proposed partition plat. Parcel #1 would be 3,692 square feet and Parcel #2 would,be 3,895 square feet. SECTION IV. • APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL APPROVAL CRITERIA: Section 18.162.040 requires that a request to partition land shall meet all of the following criteria: NOTICE OF DECISION MLP 1999-00006- LUNDMARK PARTITION PAGE 3 OF 8 • • The proposal conforms with the City's Comprehensive Plan. The City of Tigard Comprehensive Plan Map designates the subject property for Medium Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will continue to allow for residential development at or near the intended density of 12 units per net acre (3,050 square feet per unit). Therefore, this criterion is met. The proposed partition complies with all statutory and ordinance requirements and regulations. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. Adequate public facilities are available to serve the proposal. Public facilities are discussed in detail later in this report. Based on the analysis provided therein, it is found that adequate public facilities are, or will be conditioned to be, available to serve the proposal and will be constructed to meet City standards. Therefore,this criterion is met. All proposed lots conform to the size and dimensional requirements of this title. The specific dimensional requirements of the underlying zone are discussed in detail later in this report. Based on the analysis provided therein, it is found that both proposed lots conform, or will be conditioned to conform, with the applicable dimensional standards. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed later in this decision. Improvements will be reviewed as part of permit process and during construction, at which time, the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this report, it is found that this criterion is met, or will be met as conditioned. SPECIAL PROVISIONS: Section 18.162.050 contains the following special provisions for lots created through the Partition Process: Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. There is no minimum lot width requirement in the R-12 zoning district and both proposed parcels are currently developed; therefore, this criterion does not apply. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. • The minimum single-family lot area in the R-12 zoning district is 3,050 square feet. The applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 3,692 square feet and Parcel 2 will have an area of approximately 3,895 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and this criterion is met. NOTICE OF DECISION - MLP 1999-00006 - LUNDMARK PARTITION PAGE 4 OF 8 Lot Frontage: Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. The subject property has frontage on a 15-foot-wide within a 25-foot access driveway easement to SW Locust Street. Both proposed parcels have legal access over the driveway tract. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 48 feet and 35 feet respectively of frontage on the private driveway. Both proposed parcels, therefore, exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units in the R-12 zoning district for single-family attached units are 15 feet, 5 feet, and 15 feet respectively. The existing structure will remain as two, single-family attached dwellings. The Preliminary Partition Plat indicates that both dwellings will maintain a 20-foot setback at the front yard (facing the private driveway) and over 20 feet in both side yards. However, the structure is only set back 5 feet from the west property line — this was originally the approved side yard. The west property line will clearly be the rear of the proposed parcels and, therefore, a variance is necessary to recognize the existing built condition as legal. The variance approval criteria are addressed later in this report: With the exception of the rear yard setback, Staff finds that proposed Parcels 1 and 2 meet the applicable setback standards outright. The rear yard setback is considered later under the variance approval standards. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. Screening on Flag Lots: .A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither proposed parcel is a flag lot, therefore, this criterion does not apply. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and their comments are included later in this report. Since the structure is already built, it is unlikely that additional fire protection requirements apply. However, it's the applicant's responsibility to verify that any additional building permit requirements are satisfied. . Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As indicated on the . Preliminary Plat, each proposed parcel will have existing legal access via ownership and easements to SW Locust Avenue. Therefore, this criterion has been satisfied. NOTICE OF DECISION MLP 1999-00008 - LUNDMARK PARTITION PAGE 5 OF 8 • • Accessway: Any accessway shall comply with the standards set forth in Chapter 18.705; Access, Egress, and Circulation. This chapter requires that single-family dwellings have access to a public or private street. As noted earlier in this decision, both proposed parcels will have access to SW Locust Street via an approved private driveway. Therefore, this criterion is satisfied. • Floodplain: Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway • with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain. Therefore, this standard does not apply. Variance: Section 18.370.C.2 states that the Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: • The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed parcels are already developed with a two-family structure. The proposed partition will create two lots where now there is one and convert the structure to two attached single family dwellings. This residential development is in full compliance with the purposes of this title. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are, not applicable to other properties in the same zoning.district; The special circumstance that exists is that the existing structure and setbacks were previously approved. By partitioning the lot, a determination that the west property line is the side yard can no longer be made. This would, in effect, mean that the proposed parcels would be double flag lots. The 5-foot yard must, therefore, be the rear yard; however, because the structure is already in place, it is impossible to meet the 15-foot rear yard standard. This is a unique situation that is not applicable to other properties in this area. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed residential use is permitted in the underlying R-12 zone. Approval of a setback variance will not affect the proposed land use. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and This partition will not affect natural landforms or parks, with or without approval of a building setback variance. NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 6 OF 8 • • The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. If a hardship exists, it relates to the way the City determines which yard is which on lots that do not front a public street but gain access from a private driveway. At the time the original existing structure was approved, it was determined that the lot was a,flag lot and that the front yard was the one facing SW Locust Street (the south-facing yard). The west yard was, therefore, 'the side yard. Now that the lot is proposed to be re-divided, the front yard of the proposed parcels must be the yard facing the private driveway. This would create a non-conforming rear yard without approval of a variance. Since nothing about the physical appearance of the structure will change, Staff feels that there is a hardship and that a Variance is justified. FINDING: Based on the analysis above, Staff finds that the Variance criteria are satisfied and that the rear yard setback of the proposed Parcel 1 and Parcel 2 is hereby reduced from 15 feet, as required in the underlying R-12 zone, to 5 feet. SECTION V. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed this proposal and offered no comments or objections because the site is already developed and fully served by public facilities. The City of Tigard Building Division has reviewed the proposal and offered comments that are on file with the City. SECTION VI.AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered no comments or objections. GTE has reviewed this proposal and offered no comments or objections. Portland General Electric has reviewed this proposal and offered no comments or objections. Tualatin Valley Fire & Rescue, NW Natural Gas and TCI Cablevision have had the opportunity to review the proposal and have offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 7 OF 8 • • Final Decision: THIS DECISION IS FINAL ON JULY 30, 1999 AND BECOMES EFFECTIVE ON AUGUST 14, 1999 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments . submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 13, 1999. Questions: . If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. Aik - 1 i -q, 1L1/ July 29. 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner . A.4-, I A, Jul 29. 1999 AP ROVED BY: Richard =e = sdorff July DATE Planning Ma ager i:\curpin\mjArnIp\mlp99-06.dec NOTICE OF DECISION MLP 1999-00006 - LUNDMARK PARTITION PAGE 8 OF 8 • 1 PTV Of TOAD ■ • 5° 5° Z O O10211� '5 .30' I� - ; _ a.ia�ie 4'. PARCEL 1 I _ • . AREA 3,692 S.F F I (l (/•A' N I 25.00'ACCESS B �/ i + UTILITY EASEMENT 1---9 Z STORY 15 Z ROMHOUg N Z N — 75 23'. ---'--....,—R--' PROPOSED DRIVEWAY W pj F••- APPRO%IMA TE LOCA PON Q\ D I J w a�,•� > �� TYPE'C'BUFFER Q PARCEL 2 Lti — — Ce AREA 3,895 S F. or fL0640 Z Zcf 1'. I 56.55' \ a) CD • I .' B SSE LL z STORY I • J O SMILE FAMILY I HOUSE I i1 - 25.00 ACCESS k I C I 1.—UiILITY EASEMEN! I 5 ' II ,1 , tom' — a — .. .--- -- - - -- V 9 • LOCUST STREET • • • SITE PLAN t HIP 1999-00006 LUNDMARK VAR 1999-000IS PARTITION & EXHIBIT MAP N VARIANCE (map is not to scale) MIIIMMINEMB MOM ` CITY of TIGARD L / \ BORDERS ST GEOGRAPHIC INFORMATION SYSTEM 14/ - ILIA . . VICINITY MAP J C7 LEHMANN ST MLP 1999-00006 -�-, VAR 1999-00015 0 Z CV SUBJECT C / LUNDMARK CORAL SITE ST - PARTITION & 1 VARIANCE 1 . A , LOCUST ST %lir allivilliall . I \ ill , IN , • w MAPLELEAF ST >. q Ct Sim • Q. v Illi 111111 A • .I N • .iIIII■ . ST 0 100 200 300 400 500 Feet I Pi E 2 OAK 1"=378 feet _ AIN,Ij Cit of.Tigard. V PINE ST v Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 MAIMIIIIIIIIIIiiiiiiiiii.„ . (503)639-4171 htlp:/Mnvw.ci.ligard.or.us Plot date:Jul 12, 1999;C(`m639-4IMAGIC03.APR Community,Development • • EXHIBIT B 191280C-04200 1S126DC-04400 CHAVEZ ALFRED& MARTIN ROBERT CLARE 9900 SW 92ND ST 585 MADRONA LN PORTLAND, OR 97223 SHERWOOD.OR 97140 • 1 S126DC-04500 IS '.i 1.800 DRINKARD LILLIAN BAKER L & 9520 So/CORAL 9495 •■ - T#A PORTLAND,OR 97223 •= TLAND,OR 9 1 St26DC-04801 1S126DC-04900 BAKER JAMES& BBH INVESTMENTS 9495 SW LOCUST M 9445 SW LOCUST PORTLAND,OR 97223 TIGARD.OR 97223 1 S 126DC-05000 1 S126DC-05100 MAURER GRANT 0 LOOS HARRY AND BEVERLY A 9365 SW LOCUST ST 9355 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-05101 1S126DC-05200 HARRIS GREGORY E THEONNES MARVIN L AND 9036 NW BENSON ST 10025 SW 92ND AVE PORTLAND,OR 97229 PORTLAND,OR 97223 1 S,260C-05201 1 S126DC-05202 NAWAS CLAUDIA A RUFF MICHAEL L JOYCE E 9245 SW LOCUST 12150 SW 124TH AVE TIGARD,OR 97223 TIGARD.OR 97223 IS 1260C-05302 1 S126DC-05400 PEDERSON WM T PAMELA 0 METZGER UNITED METHODIST CHURCH 9090 SW CORAL 9055 SW LOCUST PORTLAND.OR 97223 PORTLAND,OR 97223 1 S126DC-05500 1S1260C-05501 SCHULTZ ERIC D&JULIE A PIHAS J BRADLEY 10900 SW 76TH PL#26 9180 SW CORAL TIGARD,OR 97223 PORTLAND.OR 97223 1 S 126DC-05502 1S1260C-05503 BOTORF VERNON D ST VANDERYACHT MARK S& 9160 SW COPAL 9125 SW LOCUST ST TIGARD.OR 97223 TIGARD,OR 97223 S 1260C-05504 1S126DC-05505 SCNARBROU__UGG ALD AND COUNSIL ARLEIGH B JR 10050 S�D14<S ND 9110 SW CORAL ST POR1NO liR 97223 TIGARD,OR 97223 • • • 1 S 126DC-02602 1 S126DC-02700 HARDIN EDNA 0 CORYELL JACK M ALICE 0 4806 SW WEMBLEY PL 9900 SW 92ND BEAVERTON.OR 97005 PORTLAND.OR 97223 1 S 126DC-02701 1 S126DC-02702 HUNT WILLIAM TRUSTEE HUNT WILLIAM TR 8038 NW HAZELTINE ST 8038 NW HAZELTINE ST PORTLAND.OR 97229 PORTLAND,OR 97229 1 S 126DC-02902 1 S126DC-03000 HENSEL KRISTOPHER J& KNIGHT DANIEL J 9135 SW CORAL ST 9314 SW LEHMAN TIC-ARD,OR 97223 PORTLAND.OR 97223 1 S 1260C-03001 1 S 1260003100 PERRY STEPHEN WILLIAM AND TYROFF JACK R ELLEN D 9885 SW 92ND 9330 SW LEHMAN PORTLAND,OR 97223 - PORTLAND,OR 97223 1S1 26DC-03200 1 S126DC-03300 ERICKSON 0 K&ARDIS R TRUSTEES ATHERTON REALTY PARTNERSHIP 9350 SW LEHMAN ST 2100 S WOLF TIGARD.OR 97223 DES PLAINES, IL 60018 1 S 126DC-03301 1S126DC-03500 CROFT Z RUTH MORROW KENNETH C AUDREY 6060 SW 68TH CT 9411 SW CORAL PORTLAND, OR 97223 PORTLAND,OR 97223 1 S 126DC-03600 1 S126DC-03700 HANSEN MELVIN L JUNE A NEWBREY M E&RUTH L 9395 SW CORAL 603 SW LARKSPUR CT PORTLAND,OR 97223 SUBLIMITY,OR 97385 151260C-03701 1 S 126DC-03800 ZIMMERMAN LARRY D&DONNA J FISHER MICHAEL Q 9335 SW CORAL ST 9255 SW CORAL TIGARD,OR 97223 TIGARD, OR 97223 1 S 126DC-03900 1 S 126DC-04000 GAMMON LYNNE M&JERRY W HEFFLER ROBERT ARNOLD 9225 SW CORAL ST 9260 SW CORAL PORTLAND, OR 97223 - PORTLAND,OR 97223 1 S 126DC-04001 1S126DC-04100 LOVE SUSAN ANN&JOHN ROBERT CORYELL JACK M AUCE 0 9230 Sw CORAL ST 9900 SW 92ND TIGARD.OR 97223 PORTLAND.OR 97223 • • 1 S126DC-05500 1 S 126DC-05601 SCHARBROUGH DONALD TROUTT JOYCE I 10050 SW 92ND 10050 SW 92ND • • PORTLAND.OR 97223 PORTLAND.OR 97223 161260C-05502 1 S126DC-05700 HERBSTER MARILYN HARDIN EDNA Q 9175 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD. OR 97223 BEAVERTON,OR 97005 1 S 126DC-05800 126DC-•08500 HUNT CLIFFORD AND BETTY J LU RK HOMES-41t 9038 NW HAZELTINE ST 3381 CO ALENE DR PORTLAND,OR 97229 W INN,OR 91D 1S 126DC-06600 2600-06700 LUNDMARK HOMES LLC LUND•.- -K HOM 3381 COEUR D'ALENE DR 3381 CO 4"ALENE OR WEST LINN,OR 97038 4 - LINN,0' '1038 1S 126DC-06800 1 AB-00100 PARTITION PLAT 1997-124 OWNERS WASHI c ON • •MAS CO 3381 COEUR D'ALENE DR 13137 '1• - • ' HIGHWAY WEST LINN,OR 97068 -0,OR 97223 1 S 135AB-00100 1 S 135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD, OR 97223 TIGARD,OR 97223 1S135AB-00203 1S135A5-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD.OR 97223 PORTLAND,OR 97225 16135AB-00700 1 —5AB-00900 KNICKERBOCKER PROP INC XXIV KNI. - :O = -' P INC XXIV 10300 SW GREENBURG RD STE 200 10300 • ENBURG RD STE 200 PORTLAND.OR 97223 %-TLAND,OR = 3 1S13_ -01002 1 135A8-01004 KNICKE-RBOCKE PROP INC XXIV KNI ROCKER INC XXIV 103000 S -9F'EENURG RD STE 200 10300 SW NBURG RD STE 200 4'QRT I..ANO,OR 97273 1. 1R-TIAND,0 223 1 S1 5A9.04400 KNICKERBOCKER P C XXIV 10300 S NBURG RD STE 200 LAND,OR ��3 • • AFFIDAVIT OF MAILING CITY OF TIG ARD Community Development Shaping Better Community STATE OAF OREGON ) County of Washington )ss. . City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist H for the City of Tigard, 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP 1999-00006/VAR 1999-00015 - LUNDMARK PARTITION & VARIANCE ❑ AMENDED NOTICE (File No/Name Reference) • Q City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: • AMENDED NOTICE (File NoJName Reference) 0 City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: i • ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) • ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer • ❑ Tigard Planning Commission ❑ Tigard City Council • ❑ NOTICE OF FINAL ORDER NO. FOR: ❑ AMENDED NOTICE (File No/Name Reference) • (Date of Public Hearings) ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer • ❑ Tigard Planning Commission ❑ Tigard City Council U NOTICE OF: (Type/Kind of Notice) FOR: I • (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, mark:: a Orbit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhhiit"B", on the th say o uly,1999%,nd deposited in the United States Mail on the 13th day of July,1999, postage pr-paid • ;_w_ (Pers.. at PreyT'd _v • \ qq Subscribed and sworn/affirmed bef f me on the , ay of �= / , 19g_ . • OFFICIAL _ IOFFICIAL SEAL � �� �•+-. r�,r'f ^, DIANE M JELDI ; .: � 0 -"; ^ NOTARY PUBLIC-OREG J' . DIANE M JELDERKS COMMISSION NO.Oa6 t NCOOTMMISS ONINO.0461442 MY COMMISSION EXPIRES SEPTEM 3E I ommission Expires'MISSION EXPIRES SEPTEMBER 07, NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • EXHIBIT A THE tIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION LAND PARTITION CITY OF TIGARD Community DeveCopment Shaping A Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: July 13, 1999 FILE NUMBER/NAME: MINOR LAND PARTITION (MLP) 1999-00006 VARIANCE (VAR) 1999-00015 LUNDMARK PARTITION &VARIANCE PROPOSAL: Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation);18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON July 27. 1999. All comments should be directed to Mark J. Roberts. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. • ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the bas•r an appeal to the Tigard Planning &mission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ourcuena —TI5T --_ VICINITY MAP _- • LEHMANN ��1��� 5T MLP 1999-00006 moms Z I L VAR 1999-00015 co�l� W�SUBJECT ST 7 / EUNDMARK ����� r���5�� PARTITION & �/� VARIANCE LOCUST ST - I _ F L :yr nf HI J . . .. .a, _ y of Tigard Ciry rd Panuon on Mu map lorgemni 00W to PINE ST 0. — 17173 SW XL 1.1 Ts*PP Inn EXHIBIT B • 1SU130C-04200 15126 C-04400 CHAVEZ ALFRED& MARTIN ROBERT CLARE 9900 SW 92ND ST 585 MADRONA LN PORTLAND,OR 97223 SHERWOOD.OR 97140 • 1S125DC-04500 1S 800 DRINKARD LILLIAN BAKER ES8 9520 SW CORAL 9495 T#A PORTLAND,OR 97223 TLAND,OR 9 181260C-04801 1S126DC-04900 BAKER JAMES& ESH INVESTMENTS 9495 SW LOCUST PA 94.45 SW LOCUST PORTLAND,OR 97223 TIGARD.OR 97223 1 S 12606-05000 151260C-05100 MAURER GRANT 0 LOOS HARRY AND BEVERLY A 93115 SW LOCUST ST 9355 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-05101 1 S 126DC-05200 HARRIS GREGORY E THEONNES MARVIN L AND 9036 NW BENSON ST 10025 SW 92ND AVE PORTLAND,OR 97229 PORTLAND,OR 97223 1 S 1260C-05201 1S126DC-05202 NAWAS CLAUDIA A RUFF MICHAEL L JOYCE E 9245 SW LOCUST 12150 SW 124TH AVE TIGARD,OR 97223 TIGARD.OR 97223 1 S 1260C-05302 1S126130-05400 PEDERSON WM T PAMELA 0 METZGER UNITED METHODIST CHURCH 9090 SW CORAL 9055 SW LOCUST PORTLAND.OR 97223 PORTLAND,OR 97223 1S 126DC-05500 1S126DC-05501 SCHULTZ ERIC D&JULIE A PIHAS J BRADLEY 10900 SW 76TH PL#26 - 9180 SW CORAL TIGARD, OR 97223 PORTLAND.OR 97223 1 S 1260C-05502 1S126DC-05503 BOTORF VERNON 0 ST VANDERYACHT MARK S& 9160 SW CORAL 9125 SW LOCUST ST TIGARD.OR 97223 TIGARD,OR 97223 1 S 1250C-05504 1 S 126DC-05505 SCFiARBROUUGG ALD AND COUNSIL ARLEIGH B JR 10050 W ND 9110 SW CORAL ST POR.i.AND.QR 97223 TIGARD,OR 97223 • • • 151260C-02602 1S1260C-02700 HARDIN EDNA O CORYELL JACK M ALICE O 4806 SW WEMBLEY PL 9900 SW 92ND BEAVERTON.OR 97005 PORTLAND.OR 97223 1S 126DC-02701 1 S126DC-02702 HUNT WILLIAM TRUSTEE HUNT WILLIAM TR 8038 NW HAZELTINE ST 8038 NW HAZELTINE ST PORTLAND.OR 97229 PORTLAND,OR 97229 151260C-02902 1S126DC-03000 HENSEL KRISTOPHER J& KNIGHT DANIEL J 9135 SW CORAL ST 9314 SW LEHMAN TIC-ARO,OR 97223 PORTLAND.OR 97223 I S 1260C-03001 1 S 126DCG03100 PERRY STEPHEN WILLIAM AND TYROFF JACK R ELLEN D 9885 SW 92ND 9330 SW LEHMAN PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC-03200 1S126DC-03300 ERICKSON 0 K&ARDIS R TRUSTEES ATHERTON REALTY PARTNERSHIP 9350 SW LEHMAN ST 2100 S WOLF TIGARD,OR 97223 DES PLAINES,IL 60018 1 S 126OC-03301 1S126DC-03500 CROFT Z RUTH MORROW KENNETH C AUDREY 6060 SW 68TH CT 9411 SW CORAL PORTLAND.OR 97223 PORTLAND,OR 97223 1 S 126DC-03600 1 S 126DC-03700 HANSEN MELVIN L JUNE A NEWBREY M E&RUTH L 9395 SW CORAL 603 SW LARKSPUR CT PORTLAND, OR 97223 SUBLIMITY,OR 97385 1 S 126DC-03701 1S126DC-03800 ZIMMERMAN LARRY D&DONNA J FISHER MICHAEL Q 9335 SW CORAL ST 9255 SW CORAL TIGARD,OR 97223 TIGARD,OR 97223 1S 12600-03900 1S126DC-04000 GAMMON LYNNE M&JERRY W HEFFLER ROBERT ARNOLD 9225 SW CORAL ST 9260 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-04001 1S126DC-04100 LOVE SUSAN ANN&JOHN ROBERT CORYELL JACK M AUCE 0 9230 Sw CORAL ST 9900 SW 92ND TIGARD.OR 97223 PORTLAND.OR 97223 • • • 1 S126DC-05500 1 S 126DC-05601 SCHARBROUGH DONALD TROUTT JOYCE I 10050 SW 92ND • 10050 SW 92ND ' PORTLAND.OR 97223 PORTLAND.OR 97223 151250C-05802 1 S126DC-05700 HERBSTER MARILYN HARDIN EDNA a 9175 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD.OR 97223 BEAVERTON,OR 97005 1S 126DC-05800 12600-06500 HUNT CLIFFORD AND BETTY J • LU RK HOMES-KC 9038 NW HAZELTINE ST 3381 CO ALENE DR PORTLAND,OR 97229 W INN,OR 1S 126DC-06600 260C-06700 LUNDMARK HOMES LLC LUND -K HOM . - 3381 COEUR D'ALENE DR 3381 CO -4"'ALENE DR WEST LINN,OR 97038 1 LINN,0' '-038 1S 1260C-06800 1 AB-00100 PARTITION PLAT 1997-124 OWNERS WASH! c ON - • •MAS CO . 3381 COEUR DALENE DR • 13137 -►, • ' HIGHWAY WEST LINN,OR 97068 . z, -0,OR 97223 1 S 135AB-00100 1 S 135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD, OR 97223 TIGARD,OR 97223 1S135A5-00203 1S135A5-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD.OR 97223 PORTLAND,OR 97225 1S 135AB-00700 1 -5AB-00900 KNICKERBOCKER PROP INC XXIV KNI :OP I = '- P INC XXIV 10300 SW GREENBURG RD STE 200 10300 • • ENBURG RD STE 200 PORTLAND.OR 97223 ' %-TLAND,OR ^ 3 • 1S139 -01002 1 135A8-01004 KNICKEREOCKKE CJP INC XXIV KNI OCKER INC XXIV 10�3�00!!SY5c.13REt=NR RG RD STE 200 10300 SW NBURG RD STE 200 4'ORL.AND,OR 972 3 ?RTLAND,0 223 1S Q5A13.04400 KNIC-kERBOCKER P C XXIV 10300 S NBURG RD STE 200 LAND,OR \ • . •• . CITYof TIGAAD OTF-ICATION AREA MAP "t> (SOO FET) 4.4) M A IN N •N Nirt.m.S36: 1:11.9:tlaWi0: 11.:::::10411A?4,1 .440.4 • UItNDMAR-< • iSiNiat..sf."4t PARITTION #2 WIMP MM. lemaa,a Zat■■■■ r Zaa< ileataae, Nrif.totmo ,..rtatowkr. po30:1,6,CH Vhfl:Ifer.:611.1 iT416:131:SYC: eSIN01:16:E6 KS:Ner.:41.rf it,nonsmel itit!idt.10hir :t.:"59'41,w1 LOC"'UST VX).Mr.44:6:: it,b:Afif:44:46 :AMAEMP7 ;Sri:Win:HA N." •:• • \<1\ • • ••: V* c° CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM •;ST VICINITY MAP m BORDERS ST LU N DMARK . rill" PARTITION #2 •al Cr LEHMANN • 7 ST . il 0 Ell - _rn °' SUBJECT / CORAL PARCEL ST I I MIMI I ENE . 4%, , LOCUST aii ei ST • N 11 ,�:93 W WAN. • N MAPLELEAF ST w Q 0 100 200 300 400 500 Feet 1 p. . A • , �t� i �r �fi 1�1�� V=378 teat ill 1111I hi, ' _...441_11 p�0 City of Tigard . Al IIIIIiIhI' ■ _,// ST Information be ve oe this map is for to general only Division. and . mi OAK should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (\\ // J/ / (503). .tiga 1 / I http:llwwv+.ci.tigard.or.us I\\\ Plot date:Apr 19,1999;C:\magic\MAGIC03.APR Community Development Cpl - / o}=3 • • 1 S 126DC-02602 1 S 126DC-02700 HARDIN EDNA Q CORYELL JACK M ALICE 0 4806 SW WEMBLEY PL 9900 SW 92ND BEAVERTON,OR 97005 PORTLAND,OR 97223 1 S 126DC-02701 1 S 126DC-02702 HUNT WILLIAM TRUSTEE HUNT WILLIAM TR 8038 NW HAZELTINE ST 8038 NW HAZELTINE ST PORTLAND,OR 97229 PORTLAND,OR 97229 1 S 126DC-02902 1 S 126DC-03000 HENSEL KRISTOPHER J& KNIGHT DANIEL J 9135 SW CORAL ST 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-03001 1 S 126DC-03100 PERRY STEPHEN WILLIAM AND TYROFF JACK R ELLEN D 9885 SW 92ND 9330 SW LEHMAN PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-03200 1S1 26DC-03300 ERICKSON 0 K&ARDIS R TRUSTEES ATHERTON REALTY PARTNERSHIP 9350 SW LEHMAN ST 2100 S WOLF TIGARD,OR 97223 DES PLAINES, IL 60018 • 1 S 126DC-03301 1 S 126DC-03500 CROFT Z RUTH MORROW KENNETH C AUDREY 6060 SW 68TH CT 9411 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-03600 1 S 126DC-03700 HANSEN MELVIN L JUNE A NEWBREY M E&RUTH L 9395 SW CORAL 603 SW LARKSPUR CT PORTLAND,OR 97223 SUBLIMITY,OR 97385 1 S 126DC-03701 1 S 126DC-03800 ZIMMERMAN LARRY D&DONNA J FISHER MICHAEL Q 9335 SW CORAL ST 9255 SW CORAL TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-03900 1S1 26DC-04000 GAMMON LYNNE M&JERRY W HEFFLER ROBERT ARNOLD 9225 SW CORAL ST 9260 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 26DC-04001 1 S 126 DC-04100 LOVE SUSAN ANN&JOHN ROBERT CORYELL JACK M ALICE 0 9230 SW CORAL ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND,OR 97223 • • 61 6f 7° (g) 1 S126DC-04200 1 S126DC-04400 CHAVEZ ALFRED& MARTIN ROBERT CLARE • 9900 SW 92ND ST. 585 MADRONA LN PORTLAND,OR 97223 SHERWOOD,OR 97140 1 S 126DC-04500 S 126DC-04800 • DRINKARD LILLIAN BA • • JAME : 9520 SW CORAL 9495 S •CUST#A PORTLAND,OR 97223 PO' •NB,OR 97223 1S126DC-04801 15126DC-04900 BAKER JAMES& BBH INVESTMENTS 9495 SW LOCUST#A 9445 SW LOCUST PORTLAND,OR 97223 TIGARD,OR 97223 1S126DC-05000 1S126DC-05100 MAURER GRANT D LOOS HARRY AND BEVERLY A 9385 SW LOCUST ST 9365 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC-05101 1S126DC-05200 HARRIS GREGORY E THEONNES MARVIN L AND 9036 NW BENSON ST 10025 SW 92ND AVE PORTLAND,OR 97229 PORTLAND,OR 97223 1 S 126DC-05201 1 S 126DC-05202 NAWAS CLAUDIA A RUFF MICHAEL L JOYCE E 9245 SW LOCUST 12150 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-05302 1 S 126DC-05400 PEDERSON WM T PAMELA D METZGER UNITED METHODIST CHURCH 9090 SW CORAL 9055 SW LOCUST PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-05500 1 S 126DC-05501 SCHULTZ ERIC D&JULIE A PIHAS J BRADLEY 10900 SW 76TH PL#26 9180 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126DC-05502 1 S 126DC-05503 BOTORF VERNON D ST VANDERYACHT MARK S& 9160 SW CORAL 9125 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 I -•DC-05504 1S126DC-05505 SCHAR:°•UG P% • LD AND COUNSIL ARLEIGH B JR 10050 • NP 9110 SW CORAL ST •RTLAND,OR 972 TIGARD,OR 97223 • (Ig ' 3 of 2) • 1 S 126DC-05600 1 S 126DC-05601 SCHARBROUGH DONALD TROUTT JOYCE I 10050 SW 92ND 10050 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-05602 1 S 126DC-05700 HERBSTER MARILYN HARDIN EDNA Q 9175 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD,OR 97223 BEAVERTON,OR 97005 • 1S126DC-05800 1S126DC-06500 - HUNT CLIFFORD AND BETTY J L7N,MARK zi ES LLC 8038 NW HAZELTINE ST 3381 UR D'ALENE DR PORTLAND,OR 97229 ST LINN, • 97038 1 S 126DC-06600 126DC-06700 LUNDMARK HOMES LLC LUN I •RK HO14 LLC 3381 COEUR D'ALENE DR 3381 CO :" D'ALENE DR WEST LINN,OR 97038 W - LINN,O' • 038 • 1S126DC-06800 • 35AB-00100 PARTITION PLAT 1997-124 OWNERS WAS G CLACKAMAS CO 3381 COEUR D'ALENE DR 1313 -rl • CIFIC HIGHWAY WEST LINN,OR 97068 ARD,OR • 3 1S135AB-00100 1S135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD,OR 97223 TIGARD,OR 97223 • 1S135AB-00203 1S135AB-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR 97225 1 S 135AB-00700 AB-00900 KNICKERBOCKER PROP INC XXIV KNICKE•=IA.''ER PROP INC XXIV 10300 SW GREENBURG RD STE 200 10300 ' GR - BURG RD STE 200 PORTLAND,OR 97223 -a RTLAND,OR 9 1- 5AB-0100 1S AB-01004 KNICK s.SCKER PROP INC XXIV KNICK •:. KER PROP INC XXIV 10301 ; GR-- BURG RD STE 200 103.: W G• - BURG RD STE 200 'TLAND,OR 9 - •ORTLAND,OR 97 23 • • 1 135AB-04400 KNI -:BO - • PROP INC XXIV 10300 G• :URG RD STE 200 •TLAND,OR 97223 • REQUEST FOR COMMENTS C I F A R D Community Development Shaping Better Community DATE: July 13,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark J.Roberts,Associate Planner[x 3171 Phone: (5031 639-4171/Fax: (5031684-1297 ear/p.O/O r,7/L f r O/,p/¢r.p r O 7 0/0/4/.Y r.7/O/P/O/O/d r!J/p/p/.O/L!/O/O/L i r l l/7 r.d/.C r.G47/47/47/41/O r 7OiL/O/L l/O/.9 r O/.0 L r O/G/OrP r.O rO/0/O/O/O/L!/.1/O/4,/41//P/4 r O/O/O/7/.p//O r O/Or O/O r 7/O/OpO rC:/O/O//O/O P/O/O/O/O/O/L/7-0 MINOR LAND PARTITION[MLP1999-00006NARIANCE MAR)1999-00015 0 5 ➢ LUNDMARK PARTITION &VARIANCE < �isrrs�inrirrr9i,�rrsrnirrrisrrs�ni✓�iis ir�iryrrri9i�i9/r9ii9//9i9irsii9/n/�9ir9imir�/.r�r/inrisi r//��9nrr»✓9/sr�niisii9inii9irsir9r�isrl9ir�r�ir9irrinir9irJ,nr��r9r9ioihnirsr'96�r>tr�ii9ilrii9inrs9i.si.rs/nir9ii9i�io�n.sii9r�iri/.9 Minor Land Partition approval for a two-lot partition. The applicant proposes to divide one 7,587 square foot parcel into one 3,692 square foot parcel and one 3,895 square foot parcel. A variance has been requested to reduce the rear yard setback from 15 feet to 5 feet. The variance and partition would allow the existing duplex to become attached single family units on separate lots. LOCATION: 9277 SW Locust Street. WCTM 1S1 26DC, Tax Lot 6600. ZONE: R-12. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.420 (Land Divisions: Partitions);18.510 (R-12 Zoning District); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping);18.765 (Off-Street Parking); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 21,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223.' PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: ti ti (Please provide the foffowing information)Name of Persons)Commenting: Phone Numberls): .,Y,, *REQUEST FOR COMMENTS • NOTIFICATION LIST FOR LAND USE 8 COMMUNITY DEVELOPMENT APPLICATIONS Iiiiiiik ioriiiiii&O. fir° ;CITIiN:INVOLVEMENTTEAMS. , ` -a^®PlacetorrevtewtnUbralryCRBeok(st 4 . FILE NO(S)p • W\U3 M —06,/ /t4 . \c'eft— j FILE NAME(S): 1 ::: . ,';':. 4 :-,.;- .. ..4 ":: : ._ :. ,x CITY OFf10ES ,,¢ . q $r FV :_ ,.' :1 ;=.I �. t1 / . . 0 • 7/ . _ 0 410 LAND PARTITION tell' TYPE II APPLICATION • CITY OF TIQARD 13125 5W Hall Blvd., Tigard, OR 07223 (503) 639-4171 FAX (503) 684-729'7 PRE-APP.HELD WITH: GENNERA.L..),NFCRMAIIQN. DATE OP PRE-APP.: ..._LL . — -J Property Address/LOCation(s): QVr?$W Le _ 44 r sr, FOR STAFFUSE_ONitiY Tax Map&Tax Lot#(s):._.T(_6.GQD_,-_I_•-.I.S^.) "E .I — 'r.4. 2�DL C 1-.c,,( z QLo 4 Jgy7-j24 Case No.(s): MP L19 ei—000 o Co Site Size: (OCJCD 5* Other Case No.(s): _- _ -- Receipt No.; 9/ - i S*33 Property Owner/Deed Holders,`!' ,'[' I,,,VArD 46`, pq U Application Accepted 13y: P�- , 1" ,4.0&X I_ Address: ?,�'€L eseu.A.1 4Izwa>E Ptrrrrre: 6,Ss_' 7 Date: G-12 -9 9 L,ty: INi ' (.4 NO OK- - --- Zip. `L70 6c Applicant -T., e....,-,iv O WFe.t4._ Date'Determined To Be complete: Address: ?33S�t Co_;u!t_4 ' l4hrw!L. Phone:(3_) 45S-04 �l __________ City: 6 Comp Plan/Zone Designation: _w c��PIA) e OIL, Zip: 1' " When the owner and the applicant are different ,people, the CIT Area: applicant must be the purchaser of record or a lessee in possession Recording•Date and Number: with written authorization from the owner or an agent of tire owner' " with written authorization_ The owner(s) must sign this application in _ . the space provided on the back of this form or submit a written • ne'vl.f/25,R•i:te.UOprf1Vf11]SrGliCva F� fr..1n0 authorization with this application. ----- ..• . _,_ PROPOSAL SUMMARY _ _ The owners of record of the subject property request permission to IEtaUfRED SUf3MlTTA [, hNPPdFS■ allow a Land Partition tto: I • divide J info 2- ■ / pplication Elements Submitted: (total area) (#f of parcels) � / plication Form containing__ 27 5+ er1(t *C5217)5-1- Owner's Signature/Written Authorization (sq. ft. or acres) (sq. ft, or acres) El/title Transfer Inatrumont or Deed [ Site/Plot Plan - (pro/v'ide any additional iin`orratior�here) of copies based on prc'npp chock list) ©G�9�=1-5 f 2e�: .et u s'` .'Plot Plan (reduced 8'./r"y 11") i. . - - -— App`icant's Statement \1 - -�� s� —5(.5.1 L („ of conies based can pre alp check hat) 4.4 ' �i -el • _ \ ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes I --Lo 0 Filing-Fee S730.00 r • 410 7,A VARIANCE TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: DATE OF PRE-APP.: Property Address/Location(s): 9 2. 7 7 S tt1 Locus f S t rcet FOR STAFF USE ONLY Tax Map&Tax Lot#(s): 1-4x Lof C600 )5 I W 2 6120 \V f Case No. s : Other Case No.(s): MI-P(111. CI` Site "7 566 5f. / 1.7 acres Receipt No.:"["/ `3/L /-'/9f� s� Property Owner/Deed Holder(s)*: �P } Lund Ala IL Application Accepted By:f _ Address: 33$1 Ceder OsAipAE 0. Phone: C55-1004 Date: (.0-(D-11 City: Idesf 1-4•4 n Zip: 47068 Applicant*:_ _jjrk4, L1 e..s/ Coe l;" 5l,„I_5 Date Determined To Be Complete:. . Address: 2-1 L3 S, 1 Z fN Avea✓E S 2. Phone: 7'[7 -4t54 7 City: Tor t 141.1 OR Zip: Comp Plan/Zone Designation: 97Z( * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession CIT Area: with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the Rev.11/26/98 i:\curpinlmasters\variance.doc back of this form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request permission for a Variance to the following provision(s)of the Community Development Application Elements Submitted: Code(please be specific): Application Form Reti.,, + Licir;4 Ca 1•0 -Ike rc4' C, ❑ Owner's Signature/Written Authorization s cl'b4c.k I. c res;fie-4.4 Zane. •Croo4 ❑ Title Transfer Instrument or Deed 15 ccei• 40 5 feed' , ❑ Site/Plot Plan 3f 'o 11.510.7- (#of copies based on pre-app check list) Code e c ❑ Site/Plot Plan (reduced 8'/2"x 11") ❑ Applicant's Statement (#of copies based on pre-app check list) ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes • ❑ Filing Fee (Administrative) $545.00 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and.the statements in the_plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any.permit,issued,based.on this, application, may be.revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. • DATED this I day of J G hl , 19 5 c1 Owne 's Signature Owner's Signature Owner's Signature Owner's Signature- 2 • • CITY OF TIGARD OREGON July 9, 1999 Corbin Shays Urban Visions 2123 SE 12 Avenue Portland, OR 97214 RE: Notice of Complete Application - Lundmark Partition (MLP 1999-00006NAR 1999-00015) Dear Corbin: This letter is to inform you that your application for a Land Partition and Variance (City file reference: MLP 1999-00006NAR 1999-00015) is considered complete, effective July 2, 1999 and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 x 315. Sin erely, i Nft- Mark J. Roberts Associate Planner i:\curpin\mjAmIp99-06.cmp c: MLP 1999-00006 Land use file • 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • • uuulN1lolWl��'� it June 2, 1999 �!, Corbin Shays CITY OF TIGARD Urban Visions 2123 SE 12 Avenue OREGON Portland, OR 97214 RE: Notice of Application Incompleteness for Lundmark Partition (MLP 1999-00006: WCTM 1 S126DC. Tax Lot 6600 -, Dear Mr. Shays: Thank you for submitting a land partition for the 7,587 square foot parcel of land located at 9277 SW Locust Street, in the R-12 Zone. This letter is to inform you that staff has deemed the application incomplete. A variance application needs to be submitted requesting a reduction of the rear yard setback requirement of 15 feet to 5 feet. Attached for your use are the variance form (Attachment 1) and the findings (Attachment 2) that must be addressed when approving a variance. The fee for processing a variance, when in conjunction with another submittal, is $109. I am sorry that our staff did not inform you at the Pre-Application Conference that a variance was needed. Please accept our apologies for any inconvenience this may have caused you. Please submit a revised 8W by 11" tentative site plan showing the correct address, which is 9277 SW Locust Street, not 7275 SW Locust Street. Be sure to mark the plan as revised. Also, please advise your client that he needs to submit a mylar copy of the Partition Plat No. 97-124 (MLP 96-14) to Brian Rager in the Engineering Division. Once we receive the variance form, a narrative addressing the variance findings, the variance fee, the mylar copy of MLP 96-14 (Washington County Partition Plat Number 97-124) and the 81/2" by 11 tentative site plan, we will begin review of your proposed partition of Lot 2 of Partition Plat No. 97-124 (MLP 96-0014). The estimated time frame for processing a partition application and rendering a decision is approximately 5-6 weeks. - If you have any questions regarding the application process or your specific application, please do not hesitate to contact me at (503) 639-4171 x317. Sincerely, Doris Michael Associate Planner Attachments Attachment 1 - Variance form Attachment 2 - Variance criteria, Section 18.370.010C. is\curpin\doris\ml p\lu nd marklet.dot c: Bert Lundmark, 3381 Couer D'Alene Drive, West Linn, Oregon, 97068 MLP 1999-00006 Land use file MLP 96-0014 Land use file 1999 Planning correspondence file 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 _ I 11.J b• �--- 70� 8O • 9 3.3' I 9 T I 86 86 N909 1002 1001 1 100 e0 4900 901 2001 98 �- 2000• .35 Ac .35Ac . 5Ac. 1102 c /6Ac. 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"“ ii •• V .i. . . :•,,,, . 514. , 6600. 5.2 ■ ■te" 1 ''. i t al 1: t 6500 1 3201 .....1:: .2•2 _._ ...2 _21,...rys• iSAS.Awl „ II I.. Ft _ T.,. 1 ,. . • . 3E ... LEI. .... ;II...". '•:. ' .? ... TIGARD •-••••• i • I S I 26DC . .• . - . . . . ........... •SAIII. .460464, rTra.6.7.666T il . ' • . . . • - • , . . . • • • . . ' ...........,.. • y- , <-2. ...." . . • - • \—'9 • , • . . y . . . . . . . FROM :1ST FIMER. CUST SERVIC TO 5037979508 19' --11 14:39 #905 P.03/03 .r This epee reserved for recorder's use, Tille Order No. 97145501 Escrow NQ.Penlfio Mortliweec Vile Of Oregon, Inc. • • After mondial reeve to: • Albert C. Lundmark Man=:or 3381 Coeur D'Alene Drive Wept Linn,..OR 87038 Nano,Addrvn.tjp MN a o7MWrr h repented tlI tar itnemenu eb.B ho,rs,d h,Iba feaewhq,ddnrr. Albert C. Lundmark, Manager 3381 Coeur D'Alene Drive Went Linn OR 97038 • Nunn,Addrnr,Zip STA'TUT'ORY QUITCLAIM DIM ti i AibaxC C, Lundmark and Elizabeth A, Landmark, au tenanto by the entirety, Grantor, • Releases and gnitcl*dme to LUNDItAttR HONSS LLC, an Oregon Limited Liability Company,Grantee,all right end interest in and to the following described property: PARCEL 1,2, 3 and Tract A, PARTITION PLAT NO, 1997.124, in the City of Tigard, County of Washington and State of Oregon, f ! 47. Q- I • THIS INSTRUMENT WILL NOT ALLOW USE OP THE PROPERTY DESCRIBED IN Tills INSTRUMENT IN VIOLATION ON APPLICABLE LAND USE LAWS AND REGULATIONS,BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQV/RING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 90.930. • i The rare aofrskieraiton for!Ms conveyance,Is$to change vesting, (licit comply with the requirements of ORS 93.030) asked this Z &Tel' 2ki ) _ ' ü 19'4E1 i Albert C. urtdmsrk (zabeth A. Lundmark . 4 STATE OP OREGON • 1 Connty of Clackamas }Bfi• HE IT REMEMBERED,That on Mid erffiA day of March 1998 before me,the vnderaigood,t Notary Public In and for rho State of Om oo,pedonauy appeared the within named Albert C. Lundmark and Elizabeth A.Lundmark known tome to be the Identical individual fides rtbed In end who e,tcuted the within Instrument and acknowledged to me War tlrev executed the sane freely and vohmuelly. •• IN TESTIMONY WHEREOF,I have hereunto germ hand and affixed above written. my my ofGdal awl the tiny and year Last • _ I OfFbUd REAL Maureen A. Casey Notary Public for Oregon :•+' (ieaginEEN A CASEY My Ccavalealas Expires 3/18/00 =inti•.n ,,V NOTARY PlE110-ORECaON COW ninon NO.AMMO MY 40E6119910N EMUS MAR 14 WM FROM :1ST FMER. CUST SERVICE )O 5037979558 199c- 7-11 14:39 #905 P.02/03 STATE OP ORBQaN county of Wa.hanstbvtt 88 JarrY -pnoN r of/laeeaa- mom andoierpthln dn�t county Clerk(wit tt0 do` r nny that thowtt In • datphyt p 1 Peaolved and ra Med: iloki tpt`Il ptntt ;of Bold oountyi 1?�: �r a • Doe 98030691 Root: 20587.7 38.00 08/30/1998 02:17:15p7a �� 2, FROM : 1ST PMEP. COST SERVICE TO S03797956E1 199-.OE-11 14:39 #90S P.03/03• Al. • Wit epaeo reserved for recorder's use. Title Ordor No. 97145501 ) BscrowNo.Paoli to Norcitweat Title Of CY Oregon, Inc. . After moan?teamster Albert C. Lundmark, }tanager 3381 Coeur DI Aline Drive Neat Linn,_ OR 07038 • - Nane,Mien.Zip MN a abaear It tgrutaa an be oxbow:1.1 aO h Nil Who fetletwhyr wdOrems. Albert C. Lundmark Nana Ler 3381 Coeur D'Alene Drive West Linn. OR 97038 Nuns, ddnm,Zlp STATUTORY QUITCLAIM DEED ik t Albert C. Landmark and Elizabeth A. Lundmark, es tenant, by the entirety, Grantor, - 1 Releases and gnilelelme to LIINDMARR EMIRS LLC, an Oregon Limited Liability Company,Grantee,all ,cb right end Interest In and to the tbilowitrg described property; . n' PARCEL 1,2, 3 and Tract A, PARTITION PLAT BO. 1997-124, in the City of Tigard, V County of Washington and State of Oregon. 1 i Q- - • 4 THIS INSTRUMENT WU.I.NOT ALLOW USE OF THE PROPERTY DESCRIBED IN T1ITS INSTRUMENT IN VIOLATION OP APPLICAALII LAND USE LAWS AND REGULATIONS.FEPORE SIGNING OR ACCEPTING THIS INSTRUMENT,TEE PERSON ACQUMING PER TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING(DEPARTMENT TO VERIFY APPROVED USES AND Iv TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. ' The rite amid a lon for rots conveyance,Ls$to change vesting Clete comply with the nagnir:enemas of ORS 93.030) • • Acted this 2 da of March `��19��, � �V -'Pi&-— _‘ D-'-- Albert C. undmark teethed. A. Lundmark { STATE OP OREGON . 1 Coon!),or Olockemaa rr�r f Ise. ' BE IT REMEMBERED,Inlet.on 1h34 er,:�/7 day of March 7.998 t before me,the undersigned,*Notary Public in and far the State of Oregon,petronlaiy appeared the within aimed Albert C. Lundmark and Elizabeth A.Lunddnark known to me to be the identical Individdai g deeerihed in and who executed the within tnrtrument end acknowledged to tiro than_they - escorted the mine ftteiy and voluntarily. ' .. IN TESTIMONY WHEREOF,I have herevero set my hand end/Knot my offdal cad the day and year tact above written. .. .-w -- _ �8E.M. Nattortan A. Cap re Notary Public for Oregon ;.''''A' mumE811 wort My G>nanelaabe Empires 3/18/00 •ir/,, NOTARY PIPtIOOREA CAN • COMNIarmOR SO.Mti1R06 MY COMMIBii0N EXPIATE MAC 11,11:90 2 . . •. . • . . . . . . . • I •, 1 . . . • . . . .. ..... . •. FROM + 1ST RIMER. CUST SERVICE TO I 50379799E8 1999.05-11 1413S it9O5 P.O2/O3 •I •.._ � _. 1 - - - - - STATE 0p CREQ0N County of W*.htnaton / 69 I h r+Y Fit cer �`�-_ •r•t Meets. meet RrcyB n nn.•a••, Clrrk faire yehc.fo_:1t.r'• rl Ty that Mowtlh�In .■ �ntOPyfrOlg tecetved end reo0WM: flQ '!61 •Dd ie1 ;of meld ;`,61 GY 418 15 end 'Director of QNm�4�9eytlbitYenQfexadon,E,r- ntterk Dec t 98030691 ReCt: 205817 98.00 03/30/1998 02:17:15prq • i 1— Z CITY of TIGARD n 11 O 610011 APNIe Ie10eM MIOe IrHCLL r N. NOTIFICATION I I I `_ I AREA MAP 1 (500 FEET) f LEHMANN 4111 ,`•".=:v. _ ;''.'v 7r,...e74. JfE" i f- 4111 IIYoN' si- Y-. - 3s .l.. =" l - pARTITION #2 - - -- 1 . -:`� .;.rte �' �r;- � 1.; j"�.4t., I � �. 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City of Tigard a 1 CC�I _ ( -'---� / / / , Ihould ho Nerifsd Ns nap id Ihr wirer ilh lhn OerNapronl SeBi»:ea Did.ien. / I \ • / 13170 sW Net Bhd `r z I \ C Tpeld,OR 07221 :\)/7 (50)J 029.4171 I f 1 // mIP,Aww.cI f'9erd n.us Pl Community Development al date:Apr 19,1999;C:1maglc'.MAGIC03.APR • • . . 1 S 1260C-04200 1S1260C-04400 CHAVEZ ALFRED& MARTIN ROBERT CLARE 9900 SW 92ND ST 585 MADRONA IN PORTLAND,OR 97223 SHERWOOD.OR 97140 1S126DC-04500 1S DC-04800 DRINKARD LILLIAN BAKER ES-8. 9520 S W CORAL 9495 L T OA PORTLAND,OR 97223 TLAND,OR 9 3 1 S 126D C-04601 1 S126DC-04900 BAKER JAMES& ESH INVESTMENTS 9495 SW LOCUST#A 9445 SW LOCUST PORTLAND,OR 97223 TIGARD.OR 97223 1 S 126DC-05000 151260C-05100 MAURER GRANT D LOOS HARRY AND BEVERLY A 9395 SW LOCUST ST 9365 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC-05101 1 S126DC-05200 HARRIS GREGORY E THEONNES MARVIN L AND 9036 NW BENSON ST 10025 SW 92ND AVE PORTLAND, OR 97229 PORTLAND, OR 97223 1 S1260C-05201 1S12600-05202 NAWAS CLAUDIA A RUFF MICHAEL L JOYCE E 12150 SW 124TH AVE 9245 SW LOCUST TIGARD,OR 97223 TIGARD.OR 97223 1 S 1260C-05302 1 S126DC-05400 PEDERSON WM T PAMELA 0 METZGER UNITED METHODIST CHURCH 9090 SW CORAL 9055 SW LOCUST PORTLAND.OR 97223 PORTLAND,OR 97223 1 S 126DC-05500 1 S1260C-05501 SCHULTZ ERIC D&JULIE A PIHAS J BRADLEY 10900 SW 76TH PL#26 9180 SW CORAL TIGARD,OR 97223 PORTLAND,OR 97223 1 S 126D C-05502 i S126DC-05503 BOTORF vERNON D ST VANDERYACNT MARKS& 9160 SW CORAL 9125 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 1260C-05504 1 S126DC-05505 SCPiARBROUG ALD AND COUNSIL ARLEIGH B JR 10050SbVA ND 9110 SW CORAL ST PORT1 ANO'QR 97223 TIGARD,OR 97223 • • 1S 126DC-02602 1 S1260C-02700 HARDIN EDNA 0 CORYELL JACK M ALICE 0 4806 SW WEMBLEY PL 9900 SW 92ND BEAVERTON,OR 97005 PORTLAND.OR 97223 1 S 126DC-02701 1 S126DC-02702 HUNT WILLIAM TRUSTEE HUNT WILLIAM TR 8038 NW HAZELTINE ST 8038 NW HAZELTINE ST PORTLAND.OR 97229 PORTLAND,OR 97229 1S126DC-02.902 1S126D -03000 HENSEL KRISTOPHER J& KNIGHT DANIEL J 9135 SW CORAL ST 9314 SW LEHMAN TIGARD,OR 97223 PORTLAND.OR 97223 1 S 126DC-03001 1 S 126DC-03100 PERRY STEPHEN WILLIAM AND TYROFF JACK R ELLEN D 9885 SW 92ND 9330 SW LEHMAN PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC-03200 1 S126DC-03300 ERICKSON 0 K&ARDIS R TRUSTEES ATHERTON REALTY PARTNERSHIP 9350 SW LEHMAN ST 2100 S WOLF TIGARD.OR 97223 DES PLAINES,IL 60018 1 S 126DC-03301 1 S126DC-03500 CROFT Z RUTH MORROW KENNETH C AUDREY 6060 SW 68TH CT 9411 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 26DC-03600 1 S126DC-03700 HANSEN MELVIN L JUNE A NEWBREY M E&RUTH L 9395 SW CORAL 603 SW LARKSPUR CT PORTLAND,OR 97223 SUBLIMITY,OR 97385 191 26DC-03701 1 S 126DC-03800 ZIMMERMAN LARRY D&DONNA J FISHER MICHAEL CI 9335 SW CORAL ST 9255 SW CORAL TIGARD,OR 97223 TIGARD,OR 97223 1S 126DC-03900 1S126DC-04000 GAMMON LYNNE M&JERRY W HEFFLER ROBERT ARNOLD 9225 SW CORAL ST 9260 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC-04001 1S126DC-04100 LOVE SUSAN ANN&JOHN ROBERT CORYELL JACK M ALICE 0 9230 SW CORAL ST 9900 SW 92ND TIGARD,OR 97223 PORTLAND.OR 97223 • 0 1 S 126DC-05500 151260C-05601 SCHARBROUGH DONALD TROUTT JOYCE I 10050 SW 92N0 10050 SW 92ND PORTLAND, OR 97223 - PORTLAND,OR 97223 1 S126DC-05602 1S126DC-05700 HF_RBSTER MARILYN HARDIN EDNA a 9175 SW LOCUST ST 4806 SW WEMBLEY PL TIGARD.OR 97223 BEAVERTON,OR 97005 1S 126DG-05800 1260C-08500 HUNT CLIFFORD AND BETTY J LU RK HOMES 9038 NW HAZELTINE ST 3381 CO ALENE DR PORTLAND,OR 97229 W INN, OR 1S 126DC-06600 260C-06700 LUNDMARK HOMES LLC LUND•.- -K HOM 3381 COEUR OALENE DR 3381 CO : -4"'ALENE DR WEST LINN,OR 97038 4 c LINN, 0- --•038 1S126DC-06800 1 AB-00100 PARTITION PLAT 1997-124 OWNERS WASHI c ON - •MAS CO 3381 COEUR D'ALENE DR 13137 • . ' HIGHWAY WEST LINN,OR 97068 . :, -0.OR 97223 1 S 135A8-00100 1S 135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD, OR 97223 TIGARD,OR 97223 1S135A9-00203 1S135AB-00204 ADDERLY DAVID L A SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR 97225 1 S 135AB-00700 1 -5AB-00900 KNICKERBOCKER PROP INC XXIV KNIT - :0 : -- P INC XXIV 10300 SW GREENBURG RD STE 200 10300 • • ENBURG RD STE 200 PORTLAND,OR 97223 2 4 TLAND,OR ° 3 15135 -01002 1 135A8-01004 KNICKERBOCKE INC XXIV KNI ROCKER INC XXIV 1030�S i4R1JRG RD STE 200 10300 SW NBURG RD STE 200 47:16 AND, OR 97233 Pte,RTLAND,0 223 1 S135AB•04400 KNICKERBOCKER P C XXIV 10300 SVL NBURG RD STE 200 LAND,OR 2\3 • • UR i4N VIS IONS • • Lundmark Partition Applicant Albert Lundmark 3381 Couer D'Alene Drive ''- West Linn, OR 97068 Representative Urban Visions 2123 SE 12th Avenue Portland, OR 97214 Contact: Corbin Shays Location 9777 SW Locust Street Legal Description Partition Plat 97-124, Lot 2 Site Size 7,587 square feet Zone Medium Density Residential (6-12 units per acre) Proposal Partition one existing lot into 2 parcels for attached single family residences. Fees Partition Application $780 Pre App Date April 6, 1999 • 2123 SE 12th Avenue #2 • Portland, OR 97214 • Phone 503 797 9567 - Fax 503 797 9568 • Email urbanvOearthlink.net Land!Development Consulting • CONTENTS Application Form (2 copies) Application Fee ($780) Narrative (12copies) Proposal Site Description & Vicinity Infrastructure Improvements Applicable Code Regulation Residential Zoning Districts Access, Egress & Circulation Density Computations Landscaping & Screening Off Street Parking Conclusion Planning Map (12 sets) Site Plan Utility Plan Existing Conditions Vicinity Map 8 1/2 X 11 Reduced Planning Map (2 sets) Pre-Application Conference Notes (April 6, 1999) Mail Labels (envelopes, postage, notification area map) Vesting Deed • • PARTITION NARRATIVE Proposal: The applicant proposes to create a 2 lot partition. Half street improvements, the access drive and fire bureau turn around were approved and constructed with the 1997 partition. Both attached single family dwellings are currently under construction. Both dwellings conform to building code for single family attached housing. At 3,692 square feet and 3,895 square feet, both lots conform to lot width, depth minimum lot size standards. All setbacks are met. Overall density is met. No adjustments or variances are necessary. Description of Site and Vicinity: The site is rectangular in shape at 103 ft. wide and 75 ft. deep. Access to Locust Street is provided by an access easement. The topography is sloped gently at 2.5 % (2'hft. of rise in a distance of 100 ft.) with the high point in the northwest property corner. Natural drainage is towards the street. All surrounding uses are single family residences. The site is located '/a mile west of Hall Blvd. Access to Hwy 217 is approximately '/2 mile southwest. Washington Square Shopping Center is located '/ mile west of the site and there is a business park across Locust Street. Infrastructure Improvements: Streets: Locust St. half street improvements, the access drive and fire bureau turn around were approved and constructed with the 1997 partition. Stormwater: An approved storm detention facility was constructed with the previous land use review. Sanitary: Sanitary laterals for both lots were constructed at the time of the access drive roadwork. Water: Water laterals for both lots were constructed at the time of the access drive roadwork. Applicable Code Regulations: • Chapter 18.420 - LAND PARTITIONS 18.420.010 Purpose A. Purpose. The purpose of this chapter is to provide rules,regulations and standards governing approval of partitions. 18.420.020 Administration A. Applicant. The applicant of a partition proposal shall be the recorded owner of the property or an agent authorized in writing by the owner. B. Conformance with state statute. Any application for a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions. C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plat. D. Future re-division. When partitioning tracts into large parcels, the Director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The applicant will follow the City of Tigard Development Code as outlined above . 18.420.030 Approval Process A. Decision-making process. The Director shall approve, approve with conditions or deny an application partition, which shall be reviewed by means of a Type II procedure,as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the Director shall be effective for a period of 1-1/2 years from the date of approval. C. Lapsing of approval. The partition or approval by the Director shall lapse if: 1. The partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; 2. The final recording is a departure from the approved plan. D. Extension. The Director shall,upon written request by the applicant and payment of the required fee,grant an extension of the approval period not to exceed one year provided that: 1. No changes are made on the original plan as approved by the Director, 2. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period;and 3. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. The applicant will adhere to the above noted approval process. 18.420.040 Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application,as governed by Chapter 18.390. • 11111 • B. Specific submission requirements.All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. This application has been submitted in conformance with the above noted requirements. 18.420.050 Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities are available to serve the proposal; 3. All proposed improvements meet City and applicable agency standards;and 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. A 25 foot wide access easement serves both lots of the proposed partition. d. Setbacks shall be as required by the applicable zoning district. All setbacks meet the standards of the base zone. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. A screen will be constructed as required along the east boundary of the access drive. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. A maintenance agreement will be submitted for approval at the final plat stage. 5. Any accessway shall comply with the standards set forth in Chapter 18.705,Access,Egress, and Circulation. Per the 1997 partition approval, the accessway complies with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. • • • 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. 18.420.060 Final Plat Submission Requirements A. Submittal. All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative. The final plat shall incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval. B. Standards. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described in detail by information provided by the Director at the time of application. Final Plat submittal will adhere to the requirements noted above. 18.420.070 City Acceptance of Dedicated Land A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of-way dedication prior to recording a land partition. B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. 18.420.080 Recording Partition Plats A. Recording requirements. Upon the Director's approval of the proposed lot fine adjustment, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded lot line adjustment survey map to the City within 15 days of recording,and shall be completed prior to the issuance of any building permits on the re-configured lots. The partition plat shall be recorded as noted above. Chapter 18.510 - RESIDENTIAL ZONING DISTRICTS F. R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. Per table 18.510.1, attached single family dwellings are allowed in the R-12 base zone. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone,the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715,Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020 B1. The proposed development meets minimum density requirements. • • 18.510.050 Development Standards • A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 - DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R-12 As Constructed STANDARD SF DU'"` Minimum Lot Size -Detached unit 3,050 sq.ft.per unit 3,692/3,895 -Attached unit square feet -Duplexes -Boarding,lodging,rooming house Average Lot Width None Minimum Setbacks -Front yard 15 ft. 21 ft. -Side facing street on corner&through lots 10 ft. -Side yard 5 ft.(11 5 ft.-20 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and garage entrance 20 ft. Maximum Height 35 ft. Less than 35ft. Maximum Lot Coverage(21 80% Approx.30% Minimum Landscape Requirement 20% To be 20%+ (1J Except this shall not apply to attached units on the lot line on which the units are attached. (21 Lot coverage includes all buildings and impervious surfaces. Multiple-family dwelling unit Single-family dwelling unit • • • Chapter 18.705 - ACCESS,EGRESS,AND CIRCULATION 18.705.010. Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures(see Section 18.360.050),and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the Director shall approve,approve with conditions,or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. 18.705.030 General Provisions A. Continuing obligation of property owner.The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements.No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds,easements,leases or contracts to establish the joint use;and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the City. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. E. Curb cuts.Curb cuts shall be in accordance with Section 18.810.030N. Access plan requirements, joint access standards, public street access and curb cuts have been addressed in the previous partition. A maintenance agreement that includes all owners of the access tract will be provided for review at the final plat stage of the present partition. F. Required walkway location.On-site pedestrian walkways shall comply with the following standards: A walkway is not required for single family residential uses. H. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family,duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than 19 as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Unit/Lots Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 3-6 1 20' 20' • • The access way has been constructed at 20 feet in width. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; As designed and constructed, the access way meets provisions of the Uniform Fire Code. Chapter 18.715 - DENSITY COMPUTATIONS 18.715.010 Purpose A. Purpose. The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040,the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80%(0.8). As submitted, this proposal meets minimum and maximum density standards. Chapter 18.745 - LANDSCAPING AND SCREENING 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas;and 4. By using trees and other landscaping materials to mitigate the effects of the sun,wind, noise and lack of privacy by the provision of buffering and screening. 18.745.050 Buffering and Screening Buffer and Screening requirements will be installed to specifications provided in this section. A. General provisions. 3. In lieu of these standards,a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The applicant proposes a "C" buffer in lieu of the required "A" buffer. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; • • 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure,as regulated by Section 18.390.040,using approval criteria in Section 18.370.010. PROPOSED USE Single Units, Attached Single Detached; Units and Manufactured Multifamily, Units 1-5 Units; EXISTING/ABUTTING USE Duplexes Detached Single Units;Manufactured Units — A Options Width Trees Shrubs or Screening (feet) (per linear feet of buffer) Groundcover A — 10 — Lawn/ — living groundcover 1 10 Shrubs 4'hedges C 2 8 15'min/30'max spacing Shrubs 5'fence 3 6 Shrubs 6'wall • • • Chapter 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.010 Purpose A. Insure adequate vehicle parking.These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents,customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended is to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district,off-street vehicle parking will be provided in accordance with Section 18.765.070. Parking requirements have been addressed within the approved building permits issued for the dwellings currently being constructed. 18.765.030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Parking spaces for each dwelling are located on their prospective lots. Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements Per code standards, three bedroom attached housing requires 1.75 spaces. Both dwellings have 2 parking spaces. C ONCLUSIONS The proposal is for a 2 lot partition with no Adjustments or Variances. The infrastructure has been approved and constructed within the previous 1997 partition. The attached single family dwellings are currently under construction. Both dwellings conform to building code for single family attached housing. With appropriate conditions of approval this proposal will meet all applicable criteria for a major land division. • N V/S/OIV • • • Application for a Variance • Applicant: Lundmark Homes Bert Lundmark 3381 Couer D'Alene Drive West Linn, OR 97068 (503) 655-8004 Representative: Urban Visions 2123 SE 12th Avenue#2 Portland, OR 97214 (503) 797-9567 • Contact: Corbin Shays Location: 9277 SW Locust Street, Tigard State ID: Tax Lot 6600 1S 1W 26DC Zone: R-12 (Medium Density Residential) Site Size: 7,566 sf. / .17 acres Proposal: Request a variance to rear yard setback in conjunction with a partition application. 2123 SE 12th Avenue #2 - Portland, OR 97214 . Phone 503 797 9567 - Fax 503 797 9568 - Email urbanv@carthlink.net Land.Development Consulting • • CONTENTS 1. Variance Application form 2. Variance Fee($109) 3. Project Narrative(10 copies) Background Description of Site and Vicinity Proposal Description Applicable Regulations: Section 18.370.010 Variances Conclusion 4. Revised 8.5"x 11" Site Plan • • Project Narrative L BACKGROUND A. Description of Site and Vicinity: The site is rectangular in shape at 103 ft. wide and 75 ft deep. Access to Locust Street is provided by an access easement. The topography is sloped gently at 2.5% (2.5 ft. rise over a distance of 100 ft.) with the high point in the northwest property corner. Natural drainage is towards the street. All surrounding uses are single family residences. The site is located .25 mile west of Hall Blvd. Access to HWY 217 is approximately .5 mile southwest. Washington Square Shopping Center is located .5 mile west of the site and there is a business park across Locust Street. B. Proposal Description: This is an application to request a variance to the rear yard setback requirements. Prior to the application for a partition of this property, the duplex met the existing rear yard setback. However with the partition, the setback is now 15 feet versus the 5 feet allowed before. The request is for a variance to the rear yard setback from 15 feet to 5.feet, to allow the duplex to meet the rear yard setback. • • IL APPLICABLE CODE REGULATIONS • Section: 18.370.010—Variances 2. The Director shall approve,approve with condition or deny an application for a variance based on the finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed variance will not be materially detrimental to the purposes of this title. The duplex has a setback of 5 feet which was allowed prior to the application for the partition. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control,and which are not applicable to other properties in the same zoning district. The special circumstances exist over which the applicant has no control. The duplex was within the allowed rear yard setback, however because of the partition, the rear yard setback for a duplex no longer applies. A variance is needed to allow the same duplex to remain within the allowed rear yard setback after the partition. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; There is no use change associated with this application, so the use would be permitted. Since no new development is being proposed, granting this variance would not undermine City standards. d. Existing physical and natural systems,such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and Since no new development is being proposed, existing physical and natural systems would not be affected by granting this variance. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. • • The rear yard setback was adequate for the duplex, however with the partition the setback is no longer adequate. The variance requested is the minimum variance to allow ' for the rear yard setback without actually moving the duplex. The hardship was not self imposed because the duplex existed prior to the partition application. III. CONCLUSION This development proposal is consistent with all applicable Community Development Standards. The applicant requests the application for a variance be approved as submitted. • OWNER/APPLICANT: LUNDMARK HOMES 2281 COEUR'D ALENE DR. WEST LINN, OR 97068 PH, 655-8004 '0 SyE CONTACT: BERT REPRESENTATIVE: URBAN VISIONS & CENTERLINE CONCEPTS, INC. II 2123 S.E. 12TH AVENUE \‘' - PORTLAND, OR 97214 Q PH.# 797-9567 a10211/ '5.30' N. 0.im11 ��F , V PARCEL 1 Tv I ___ O S` LOCATION: 9277 S.W. LOCUST STREET AREA 3,892 S.F. V I -.1 25,00'ACCESS& \S LEGAL: PARCEL 2, PARTITION PLAT NO. 97-124 UTILITY EASEMENT !!_` +' I I �V,`p ZONING DESIGNATION: R-12 (MEDIUM DENSITY RESIDENTIAL) • 4, -.A.0�- 2 STORY �' ".15. )V RONROUSE I PROPOSAL: PARTITION ONE EXISTING LOT INTO a , 2 PARCELS FOR ATTACHED SINGLE �' I. FAMILY DWELLINGS N 75'27; -1• PROPOSED DRIVEWAY Pi APPROXIMATE LOCATION __ Z � -I 1 BONDEN6 T :.,� LIni_Li[ _I L,t T. .0—TYPE'C'BUFFER Q "- 1r iE401 _ L__i_I_I _L 2 ' /— r t 1, __ PARCEL 2 L A," �'m.w Z / �—II I`` -I 1 AREA 3.895 S.F. ._.rye /.-_-___I__I_I ! I 1 SSUBJJEECLr_I L�H' ± rPARCEL 5 I. 58.55' \ i l l J L I I !'" Cl.00.50 L i 2 STORY I 32 ��� V/ l 11`— I--' r�—' IJZ I I--Ir—,LI_ .�•\ '' 6 5.,... N iit I Ft r' L-1- SNCII I I 1 -� , I r--_ �_ �-f FAMILY I . I� --r—' _MA?IELE!�E.S2_ RASE I 1 �•._ �— / I --I J 25.00'ACCESS h j'Qo, I 1 •�.���Y�l•�11}I II I_ UTILITY EASEMENT 1 �� L _.--- _- I I III^ Irlf I 5 I § r • a I VICINITY MAP LUNDMARK = --". PARTITION #2 TENTATIVE PLAN PARCEL 2, PARTITION PLAT NO. — - N.E. 1/4 SEC. 35, T.1S., R.1W., W.M. - -- - - -0— _ - -" -... • LOCUST STREET CITY OF TIGARD WASHINGTON COUNTY, OREGON MARCH 11, 1999 Centerline Concepts Inc. • DRAWN BY: MSG CHECKED BY: WGDIII SCALE 1"=30' ACCOUNT # 738-02 640 82nd Drive Gladstone, Oregon 97027 Apr 20'999 4-23pm M:\8ND\LUNDMK02\P2PLAN 503 650-0188 (7,443620-0189 • IL,1n-G{ Ma-- . �g... - . OWNER/APPLICANT: LUNDMARK HOMES (}9 t.-F-'F �.,t t9 2281 COEUR'D ALENE DR. ��� ��� `�R -? , , 1 '. r/ WEST LINN, OR 97068 L i 7 PH. 655-8004 �r _ 1 CONTACT: BERT f Y ,v - REPRESENTATIVE: URBAN VISIONS & . - CENTERLINE CONCEPTS, INC. 2123 S.E. 12TH AVENUE =.x== PORTLAND:19205T OR 97214 .'r.7,,,; i s EL 102.11 75.30' :< ::.,, _. F l / p C, 4 a o f I, PH.# 797-9567 i I EL,01.18 C,C I t ;:_` " i PARCEL 1 _ :7-}I ® AREA 3,692 S.F. `.. :;:: I \ ( t-- P"L ' LOCATION: S.W. .LOCUST STREET IN ,.:,_ ._.: _ f-25.00' ACCESS & 45,.- `--"v-r••-- � UTILITY EASEMENT � 4a LEGAL: PARCEL 2, PARTITION PLAT NO. 97-124 erg, I ZONING DESIGNATION: R-12 (MEDIUM DENSITY RESIDENTIAL) 2 STORY `} 15,C .1h- ROM OUSE .I ':.. :. ^.:.: PROPOSAL: PARTITION ONE EXISTING LOT INTO S!.. :'. 2 PARCELS FOR ATTACHED SINGLE :� FAMILY DWELLINGS i0 - � - - �. 75.23: ;.':,, ' .. � ..... . aU__-_. _Q N - ,� PROPOSED DRIVEWAY W O " APPROXIMATE LOCATION � I �_ / \\ ��- r _u_-_�, . N... BORDERS :8 .n F• W 1 I HL I ICI —�3.1'� > ; 11!A . T� I I L a / 4R--TYPE'C' BUFFER < /ii__. ( 1 I I I r ri 1 S.. i 7 , I ■l�■ ■ PARCEL 2 ETi,aaao Z I 2 I� §. �� N I I I . I SUBJEC ■ I c� I. I , / CORAL PARCEL w EL 99.50 ■ + 56.55 i — C'i -/ �— . 111, 1 L • I : ; . . 1 - �..: � V / / ,\ i LOCUST �1 I I I �� 1 �-1 ST J s 1 2 STORY - �: i , I ■ , r: SINGLE � : —� FAMILY �•' lit MAPLELEAF S1 / Ic r HOUSE -J (L_ I.. J m 25.00' ACCESS & c L UTILITY EASEMENT ` Z — • .. Q ....CIT: o1TIGARD : . t m ,. � r ti.a 11847 LUNDMARK VICINITY MAP PARTITION #2 - - -. = PARCEL 2, - TENTATIVE PLAN ::r - _ = - PARCEL PLAT NO. N.E. 1/4 SEC 35, T.1 S., R.1 W., W.M. - • _ - —_ _ _ LOCUST STREET CITY of TIGARD WASHINGTON COUNTY, OREGON f. _ =- -- _ - --- -_ - = 11, 1999 Centerline Concepts Inc. .. MARCH -� e DRAWN BY: MSG CHECKED BY: WGDIII SCALE 1"=30' ACCOUNT # 738-02 640 82nd Drive Gladstone, Oregon 97027 Apr 20 1999 4:23pm M:\BND\LUNDMK02\P2PLAN 503 650-0188 fax 503 650-0189 ThEAPPLKATJC Ai /VOTES [ • • .:iC. ?a;ex". '.;rr,s �.. •'e;7.'S r:.t?;•":"" x ;:&" _ _ ':Im.u;"s,a ..i'.' ;'mc. a..»mr.yg;;a'; :r.:•.-e. . ,.,. g°i rss' t-..,:'s<s > ^.�5 :. r^:'{' ��,`•' ;^�,<✓..n .. :..,p:"..:s'i;� aa.%._ -:J ; . :. :: sr CITY�OFTIGARD =wY _ : ? �� ^.r".•3`A''t e'V'•f @r`•d, sa � '°�',1.��., n ...,.,lY„'n;3"� Fa. ,P. .,s w !,.�.'�.a'a+�•+`.7x.,.,. �,'v.. ,,X,',a pfi4 '.°n-,: ;py,<,: %a. a P>•;:',.u:^.�• dnr.,- • eT EY's;y'.§y sY a:?°•s'1,'t,:.k,'•f°,9-"^„� {s ksI x CltY.QPTtQARD:LM{tQ11%':; -: PRE-APPLIIATION .CONFEREN:CE NrOTES .: <, xn. ::• 'Co iimuni iDevefo enf;' ',<:`-=Shii•' �[Better Comrriurii" Pre- •lcatlon Meetn �Notes�are.Valid for:Sl :[6)�Monthsl •y .� RESIDENTIAL - PRE-APP.MTG.DATE: Lf G STAFF AT PRE-APP.: ��r l/? r APPLICANT: AGENT: Phone:[ I —t l Phone: [ I PROPERTY LOCATION: ADDRESS/GEN.LOCATION: 917 7 SkAl Lccu TAX MAPISI/LOT#[S): ,ib NECESSARY APPLICATION[S): L# ?I fi TiciN1 PROPOSAL DESCRIPTION: ”"-zip( <DNG e)tiSc∎ Lis k7C0 2 P Mcig.,5 COMPREHENSIVE PLAN MAP DESIGNATION: I∎kalk. t■A e-€5(ti4ta AL- ZONING MAP DESIGNATION: g-k(2- CJ.T.AREA: FACILITATOR: PHONE [503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: aibsq. ft. Average lot width: /✓ ft. Maximum building height: ft. Setbacks: Front jGj ft. Side S tt. Rear t5 ft. Corner 44 ft. from street. MAXIMUM SITE COVERAGE: Vj % Minimum landscaped or natural vegetation area: Z %. (Refer to Code Section 18. alp I k- 1)NM- atZ sWite- aNA(Gy Rtrivtil ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.060) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 lesldeetlal Application/Planning Division Section • SPECIAL SETBACKS ` / ➢ Streets: . A feet from the centerline of ➢ Flag lot: A ten (10)-f of side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. (Refer to Code Section 18.730) ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] SUBDIVISI I N PLAT NAME RESERVATION P-IOR TO SUBMITTING A SUBDIVISION LAND - APPLICATION with the City • 'gard, apulicant's are REQUIRED to complete a•- I e a subdivision plat naming request with the Wa .hington County Surveyor's Office •rder to obtain approval/reservation for any subdivision nam-. Applications will not be acc- -d as complete until the City receives the faxed confirmation of appro al from the County of th- : bdivision Name Reservation. unty Surueyof ! ce: 503-648-8884) FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.O10.C.2. are satisfied. RESIDENTIAL DENSITY CALCULATION (See example below) The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 6.712 sq.ft. (20%)for public right-of-way 6.534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units PerAcre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 BesIdennal Amilleatloa/Plaaolug DMslon Section • • BLOCKS • . The pe imeter of BLOCKS FORMED BY STREET _ - OT EXCEED 1,800 FEET measured along t e right-of-way line except where stre- 'cation is preclu• :• by natural topography, wetlands or other .odies of water or, pre-existin• e - elopment. When black lengths greater t• - 600 feet are permitted, pedestrian/bikeways shall be provided through t - block. [Refer o o e Section 18.810.090] FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application - - subdivis •• or partition. The 'Ian shall show the pattern of existing and proposed f • e streets from the ••undaries of the roposed land division and shall include boundar'- of the proposed land di .ion and shall i dude other parcels within 200 feet surroundi • and adjacent to the proposed I. d division. ➢ Id.ntify existing or proposed bus routes (louts or other transit facilities, bicycle outes and pea -strian facilities on or within 500 f; of the site. Where neces° ry to give access or p- • it a satisfactory future division of adjoining land, streets shall be extended tot = •• nda '• =: • the tract to be developed. (Refer to Code Section 18.810.030.FJ • PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 6 inches X 18 feet ➢ Compact parking space dimensions: 7 ft. 6 inches X 16.5 feet ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. (Refer to Code Section 18.705 a 18.7651 BICYCLE RACKS CYCLE RACKS are required FOR MULT-- - ILY, COMMERCIAL AND INDUSTRIAL ➢ ELOPMENTS. Bicycle racks shall be I. : ed in areas protected from automobile traffic and in cony- lent locations. (Re • : ;+ . 651 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 BesIGentlal Application/Planning GMslon Section • • ACCESS WAYS Minimum number of accesses: 1�e� Minimum access width: (5 Maximum access width: Mr Minimum pavement width: O ' REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential d elling SHALL BE ONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COM ON OP ■ 'ACE AND ' :EATION FACILITIES. (Refer t; + ; Section 18.1051 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.1951 BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.1451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: / Ca.145- Z (O "�fy along the north boundary. �'` ���along the east boundary. I� along the south boundary. along the west boundary. STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.705,18.745 a 18.7651 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Residential ADDlloation/Planalug Division Section • • • TREE REMOVAL PLAN REQUIREMENTS - A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and spe•'-s of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save e fisting trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the r=•lacement guidelines of Section 18.790.060.D. according to the following standards: ▪ Retainage of less than % of existing trees over 12 inches in caliper requires a mitigation program acco,e ing to Section 18.790.060.D. of no net loss of trees; ▪ Retainage of from 25 o 50% of existing trees over 12 inches in caliper requires that two-thirds of the tree to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 70 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees t• be removed be mitigated according to Section 18.790.060.D.; • Retainage of 7 '/o or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ dentification of all ees which are proposed to be removed; and ➢ A • •tection • •gram defining standards and methods that will be used by the applicant to protect rees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18390.030.0 MITIGATION REPLACEMENT OF A TREE shall take place according to t' - following guidelines: ➢ A replacement tree shall be a substantially similar sp-cies considering site characteristics. ➢ If a replacement tree of the species of the tr- - removed or damages is not reasonably available, the Director may allow replacement ith a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is no easonably available on the local market or would not be viable, the Director shall require 'eplacement with more than one tree in accordance with the following formula: The number of replaceme trees required shall be determined by dividing the estimated caliper size of tre tree removed or damaged, by the caliper size of the largest reasonably avail- ale replacement trees. If this number of trees cannot be viably located on the bject property, the Director may require one (1) or more replacement trees to • - planted on other property within the city, either public property •r, with the consent • the owner, private property; and ➢ The plant '• of a rep ement tree shall take place in a manner reasonably calculated to allow growth • - rity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.11 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Aoptlation/Planning Division Section • • • SIGNS • SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyon• Code standards may be permitted if the sign proposal is reviewed as part of a development eview application. Alternatively, a Sign Code Adjustment application may be filed for Director's re ew. (Ref to Code Chapter 18.7801 SENSITIVE LANDS The Cod: provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAIN EWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROU D. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application confer:nce based on available information. HOWEVER, the responsibility to precisely identify sensit e lands areas. and their boundaries. is the responsibility of the applicant. Areas meeting the defini ions of sensitive lands must be clearly indicated on plans submitted with the development appli ation. Ch- *ter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.7151 STEEP SLOPES When ST OPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses - - •: : = andards of the Tigard Community Development Code Section 18.775.080.C. The report shall be base. a .:• field exploration and investigation and shall include specific recommendations for achieving the requir-' ents of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDI E(R&0196-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall reserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water • ality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 'EET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except wher approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corrd•r, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except s allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the •evelopment or project site can be less than 25 feet in width. In any case, the average width of the egetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, g.rdens, lawns, application of chemicals, dumping of any materials of any kind, or other activities •hall be permitted which otherwise detract from the water quality protection provided by the vegetat-d corridor, EXCEPT AS ALLOWED AS FOLLOWS: CITY OF TIGARD Pre-Appticatlon Conference Notes Page 6 of 10 Residential Application/Planning Division Section • > A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the • walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the •oundary of the sensitive area, unless approved by the Agency or City. Walkways and bike pat shall be constructed so as to minimize disturbance to existing vegetation; and > WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet wit the approval of the Agency or City. Location of e•etate. Cor idor: IN ANY ' SIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended f•r separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separa - tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. efer to R s 0 96-44/USA Regulations-Chapter 3,Design for SWIM WATER RESOU• ES OVERLAY DISTRICT THE ATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comp ehensive Plan and is intended to resolve conflicts between development and conservation of si• ificant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetla ds Inventory. Specifically, this chapter allows reasonable economic use of property while establi hing clear and objective standards to: protect significant wetlands and streams; limit develop 'ent in designated riparian corridors; maintain and enhance water quality; maximize flood storage ca• ..city; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildli - •abitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: : THE WR OVERLAY DISTRICT ALSO MEETS REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" p • isions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "signs ant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also . "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per s cond (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CRE K, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND ALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according t Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry D II Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY FROM AND PARAL EL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSO IATED WETLAND, whichever is greater. The riparian setback is the same as the `riparian corrid boundary" in OAR 660-23- 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Iesidenlial Application/Planning Division Section • ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030] Riparian.S tback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY AJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structu -s or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection identified major stream resources is ensured through streambank restoration and/or enhancement o np- '- - -. - _ '•• •• •reserved portions of the riparian setback area. Eii•ibili for -i•arian Setback in Disturbed Are- To be ELIGIBLE FOR A RIPARIAN SETBACK DUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed -t the time this regulation was adopted. This determination must be based on the Vegetation tudy required by Section 18.797.050.0 that demonstrates all of the following: ➢ •Native plant species currently cover less than :1% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50'0 of the on-site riparian corridor and healthy trees have not been removed from the on-site ri e-rian setback area for the last five (5) years; ➢ That vegetation was not removed contrary to the •rovisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year 'oodplain; and ➢ The average slope of the riparian area is not greater t .n 20%. (Refer to Code Section 18.791.100] NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS 18.330 _ 18.390 _ 18.520 / 18.715 Y18.765 _ 18.795 _ 18.350 ./ 18.420 _ 18.530 ,18.730 18.775_ _ 18.797 18.360 _ 18.430 18.620 ✓ 18.745 18.780 _ 18.800 _ 18.370 ,/ 18.510 18.705 _ 18.755 _ 18.790 IMPACT STUDY As a part of the APPLIC• • ► :MITTAL REQUIREMENTS, applicants are required to include impact stu• eir submittal pa .ge. The impact study shall quantify the effect of the development on public facilities and se • ices. The study shall address, at a minimum, the transportation system, including bikeways, th- drainage system, the parks system, the water system, the sewer system and the noise impacts of the.•evelopment. For each public facility system and type of impact, the study shall propose improvemen . necessary to meet City standards, and to minimize the impact of the development on the public at :rge, public facilities systems, and affected private property users. In situations where the Community •-velopment Code requires the dedication of real property interests, the applicant shall either specifical •cur with the dedication requirement, or provide evidence which supports the conclusion that the real proper V • -. - ion requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050] CITY OF TIGARD Pre-ApplIcatloa Conference Notes Page 8 of 10 Residential Application/Planning Division Section • • NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE AP"ROPRIATE CIT FACILITATOR of their pr•:•sal. A '•'mum of two (2) weeks between the maililg date and the meeting date is re. ed. Please review e Land Use Notification handout conc- ping site posting and the meeti• • notice. * •TE: In order to als. •reliminarily address building code standards, a meeting with a Plans Examiner i couraged prior to submittal of a land use application. (Refer to I e ghhorhood Meeting Handout] BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. (Refer to Code Chapter 18.7551 ADDITIONAL CONCERNS OR COMMENTS: ¢-- iqb E--NcW(70.4 `) c I Z 1 ?r C`sa•CGaeis — — n�3�1� Rclizitss (TNS-NA ) -ks (Aeck— -ThE OR:c:t■At- eb4 rid\( Aa1/ 11 c si f=ly. w, /1 1 s-0/ oT-..// he,-)o ,- c,.w 1/1, CITY OF TIGARD Pre-Application Conference Notes Page 9 of 10 Residential Application/Planning DMslon Section PROCEDURE • • Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or Administrative Decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503)684-1291 E-MAIL @ci.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.dgard.or.us i:\curpin\masters\revised\preapp-r.mst (Engineering section:preapp.eng)\ Updated: 1/28/99 CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Besldeotlal Appllatlon/Planning DMsloa Section • • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: ( - Date: (,t/c.,(`t 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2),sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size, addressed with 1"x 4"labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION(Section 5 of this checklist provides details on what information to include on each plan): ( Vicinity Map ❑ Preliminary Grading/Erosion Control Plan E Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan IY Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES (�J COPIES OF ALL APPLICATION MATERIALS. v City of Tigard Land Use Application Checklist Page 1 of 5 • 4. SPECIAL U CIAL ST DIES ANREPORTS • Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200')and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8Y2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map V u�4(...a0,E5 (< r 4 4 AS) 5 R�� ti∎f6 a Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries,dimensions and gross area ❑ Contour lines(2'intervals for 0-10%slopes or 5'for slopes>10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with 6"caliper measured 4'from ground level ❑ Location and type of noise sources 0 ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways et ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names,addresses and telephone numbers of the owner, developer,engineer surveyor and designer(as applicable) El Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining •- cels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals fo •-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location,type and size of all of the following (wi - n and adjacent to the proposed subdivision): • Public and private right-of-ways and easements El • Public and private sanitary and storm sewer I' es ❑ • Domestic water mains including fire hydr- • s ❑ • Major power telephone transmission li.-s (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks,op= spaces, pathways and other land encumbrances ❑ • The location of all trees with - diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structur- and the present uses of the structures, and a statement of which structures are to remain after platf g ❑ • Supplemental informatio ncluding: • Proposed deed re rictions(if any) ❑ • A proposed pla or provision of subdivision improvements ❑ Existing natural f-:tuees including rock outcroppings,wetlands and marsh areas The proposed I• configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes of r than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines(2' intervals for slopes 0-10%or 5'for slopes >10%) ❑ Location,width and names of streets,easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Aft ' Site Development Plan • The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easeme : on the site ❑ • Alternative routes of dead-end or proposed stre- that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulatio ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable mat= ial areas ❑ The locations,dimensions a'd setback distances of the following: • Existing permanent s ' ctures, improvements, utilities and easements which are located on the 'e and on adjacent property within 25' of the site ❑ • Proposed structu--s, improvements, utilities and easements on the site ❑ • Sanitary sewer acilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drai -ge facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location,size and species of existing plant materials ❑ General location, size and species of proposed pl.- materials ❑ a Landscape narrative that addresses: • Soil conditions and how plant selectio : were derived for them ❑ • Plans for soil treatment such as st•- piling the top soil ❑ • Erosion control measures that I be used ❑ Location and description of the• gation system where applicable ❑ Location and size of fence suffer areas and screening ❑ Location of terraces, •- s, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths / ❑ A scaled cross-section of all proposed streets plus an. eserve strips ❑ Approximate centerline profiles showing the finis :• grade of all streets including street extensions for a reasonable distance beyond the limits of the • •posed subdivision ❑ L City of Tigard Land Use Application Checklist Page 4 of 5 • • Grading/Erosion Control Plan The locations and extent to w.'ch grading will take place ❑ Existing and proposed cont. r I es - ❑ Slope ratios ❑ Utilities Plan Approximate plan an. profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the propose. water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all a eas subject to inundation or storm water overflow ❑ Location,width and ection of flow of all water courses and drainageways ❑ Location and estimated • : • . ... -. storm drainage lines ❑ Where applicable, location and estimated size - •. dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existi • trees ❑ Program to save existing trees or mitigate tree removal (S:ction 18.790.030) ❑ A protection program defining standards and methods to b: used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures an• their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • i:\:curpin\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 # • PreApps (CD Meetings) M • Airil 1999 1 2 3 11 12 13 14 15 16 17 "...2 • •• ••• • 18 19 20 21 22 23 24 25 26 27 28 29 30 Tuesday, April 06, 1999 8:00 8:30 9:00 • 9:30 s (11 .)4A4 :97'95 'gr' 10:00 .6r(MLP 9' • 10:30 11:00 1130 12:00 12:30 1:00 fveAK-tN 1:30 2:00 2:00 2:30 iA(J\P ('. -C(LStCr 3:00 C4L-1 3:30 4:00 1%3 4:30 5:00 5:30 6:00 1:58PM Wednesday, March 24, 1999 111 • 11- VISIONS \Z, DATE: 3/18/99 L.n:..nEOGC:J o lnEoci tl ` ;f TO: City of Tigard Planning Department 13125 SW Hall Blvd. , Tigard, OR 97223 RE: Pre-Application: SW Locust& SW 92nd Avenue Partition Lot 2 Partition Plat 97-124 Please accept this letter as a request for the partition pre-application meeting at the above noted i1 ,ht;,'�! property. A duplex is currently being built on lot 2 of partition plat 97-124. The developer wishes to partition this building into a rowhouse or townhouse form of ownership. As we understand the code, all lot width depth and area standards are met. The building will meet applicable rowhouse 1 ' 2 building code. The previous partition has addresses access, storm water, sanitary and water issues. 1, i g,d! 1fl�^�f Thank you for considering this project for review. If you have any questions or need additional '••• " '1,11 • Y g P J Y Y q ?• : information please phone me. Jrir;_foil! 'lespect , it Crrbin Shays Land Development Consultant °VI 1-7 Locu51- 2123 SE 12th Avenue #2 • Portland, OR 97214 • Phone 503 797 9567 • Fax 503 797 9568 • Email urbanv@earthlink.net Land Development Consulting . * 0 ____ - -: :••••-•: - . _.. • • 0 IN:1/4-,I El IA: /A 0:I:•:::'_:0:..A,N : : .-. •:3 3-3: 3.:E...:. ; • E.: ...,.•'i:. .3... 4..: . • . 3.•• •::::. :.....E E: 3•• ::. ::;..3 .. „ . . 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Pnanc a Phone+ r '.4 Pax* V _C05E •Fa"* ?R • . . :: t -.-' • -' r,= l - DATE: April 1,9, 1999 9� li\A;la.- . �; 'ti "..:,7„r TOE Mask Roberts , FROM.. Corbin Shays r..:. . ••'.f/1 RE: Burt Landmark SW Locust A SW 9Z Avuuuc Pattitian y ..•_:i .ii'. • . : •�„ -- • “'•.• Dear Marls, .-ii!,•'''.,-•:,•. . ,,,,..•_ �,- -,...y.- IhrrFUgirtt to Cat.of Tigard pion submittal r ag€itc Hen s,mould you phase bavc the mail label list tot the above noted property faxed out to ace at 797.9368. Thank you for year atteation to this F•`,_ . f11e. it,u,nc 0. 17 \\ • . __;/75i.,a /�� � may'} arbrn Shat*: / z740-e-6 .0 J 5 • i • • j i „ ”" A' ' " AS ;,./421-‘24-4"--) • vt----),27f/-/. .;,t_b • z.; vel,--e, • 2123 SE 12tH avenue) #2 - PuiHand. OR 97214 - Phor?o 503 797 9697 - Fax 503 797 9568 - E-n ii otbrirsv0earrhl'ink.nPt